Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Waterfront Land on Sheepshead Bayou Title is generated by Realmo AI

    00 Cutchens Road, Southport, FL 32409

    View on Map
    Claim this Listing
    For Sale
    $699,000

    Waterfront land with direct access to North Bay.

    Type:Land or Vacant Lot
    Lot size:
    5.00 Acres
    Added:
    Sep 5, 2025
    Days on Market:
    277
    Last Refresh:
    May 10 at 10:02 pm

    Property Features for 00 Cutchens Road

    General Information

    Standard status
    Active
    Lot size
    5.00 Acres
    Property subtype
    Land or Vacant Lot

    We can help!

    Listing Contact
    JAMES GRAY
    JAMES GRAY

    Listing agent JAMES GRAY License #3312827

    Listing office COUNTS REAL ESTATE GROUP

    Listing date Sep 5, 2025

    Source Corcoran

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of COUNTS REAL ESTATE GROUP

    HighLights

    • Direct waterfront property on Sheepshead Bayou with quick access to North Bay and the Gulf of Mexico.
    • Sheltered location protects watercraft from storms.
    • Hundreds of feet of waterfrontage suitable for fishing, boating, and other water activities.
    • Conveniently located: 20 minutes from Northwest Florida Beaches International Airport and 30 minutes from Panama City Beach.
    • Close proximity to shopping, dining, and entertainment.
    • Opportunity to build a dream home or vacation retreat in a desirable waterfront community.

    Overview

    This waterfront land on Cutchens Road in Southport, Florida, offers direct frontage on Sheepshead Bayou, which flows into the scenic North Bay. The location provides sheltered watercraft from storms due to the natural protection of the bayou, while also offering quick and easy access to open waters. With hundreds of feet of waterfrontage, options are available for fishing, boating, paddleboarding, or relaxing by the water's edge. A short boat ride away are the white sands of Panama City Beach, Shell Island and the Gulf of America. The property is located 20 minutes from Northwest Florida Beaches International Airport and 30 minutes by car to Panama City Beach. Shopping, dining, and entertainment are a short drive away. This Southport parcel offers the opportunity to build a dream home, create a vacation retreat, or hold onto a prime piece of waterfront property. It offers views, surroundings, and the freedom to design a lifestyle centered around the water.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Real Estate Agency Building Supply Auto Repair Shop (Bike/Boat/Book/etc) Store Parking Lot & Garage

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

    Location Insight

    • Map
    • Local Demand
    City
    Southport
    County
    Bay
    State
    Florida
    Longitude
    -85.6613
    Latitude
    30.2739

    Nearby Similar for Sale

    • $525,000
      14,000 SF

      Southport Land with Development Potential

      11-acre property in Southport, FL with utilities and development potential.
      1002 Skunk Valley Road, Southport, FL 32409
      View Details
    • $500,000

      Southport, FL Commercial Corner Parcel

      Commercially zoned corner parcel on high-traffic Highway 77 corridor.
      7415 Highway 77, Southport, FL 32409
      View Details
    • $450,000

      Southport Commercial Land on Highway

      Commercially zoned 0.84-acre parcel with high traffic visibility.
      7401 Highway 77, Southport, FL 32409
      View Details
    • $500,000
      1,416 SF

      Highway 77 Commercial Land Opportunity

      3.5 acres on Highway 77, suitable for office and storage.
      13636 Highway 77, Southport, FL 32409
      View Details
    • $170,000

      Southport, FL Land Homesite

      5.56-acre homesite in Southport, Florida with natural beauty.
      E Woodland Road, Southport, FL 32409
      View Details
    • $950,000

      Southport Commercial Land on Highway

      1.95 acres of C3-zoned commercial land on Highway 77.
      7401&7415 FL-77, Southport, FL 32409
      View Details
    • $775,000

      Southport, FL Commercial Land

      5.75-acre commercial parcel on high-traffic highway in Southport, Florida.
      12135 Highway 77, Southport, FL 32409
      View Details
    • $400,000

      Partially Cleared Commercial Parcel

      4.4 acre commercial parcel in a growing area.
      0000 Briggs Lane, Southport, FL 32409
      View Details
    • $105,000

      Waterfront Homesite in Osprey Point

      Waterfront lot for custom home in established Southport community.
      Osprey Point, Southport, FL 32409
      View Details
    • $225,000

      Southport, FL Land Opportunity

      14.25 acre R-2 zoned land near Lynn Haven.
      422 Newman Point Road, Southport, FL 32409
      View Details
    • $449,000

      Waterfront Lots on Deer Point Lake

      Three waterfront lots totaling 10.5 acres in Southport, Florida.
      Hwy 2321, Southport, FL 32409
      View Details
    • $424,900
      4,502 SF

      Southport Commercial Property For Sale

      Commercial property in Southport with high traffic count and C-3 zoning.
      2126 Highway 2321, Southport, FL 32409
      View Details

    FAQs

    What type of property is this?
    Waterfront Land - Waterfront land with direct access to North Bay.
    Where is this waterfront land located?
    The property is located at 00 Cutchens Road Southport, FL.
    What is the asking price?
    The asking price for this property is $699,000.
    What are key features of this property?
    This property features: Direct waterfront property on Sheepshead Bayou with quick access to North Bay and the Gulf of Mexico.; Sheltered location protects watercraft from storms.; Hundreds of feet of waterfrontage suitable for fishing, boating, and other water activities.
    (850) 248-3615
    We can help!
    Listing Contact
    JAMES GRAY
    JAMES GRAY
    Real Estate License ID: 3312827
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    00 Cutchens Road, Southport, FL 32409
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!