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    Lake Placid Waterfront Building Lot Title is generated by Realmo AI

    109 Dreamtime Ave, Lake Placid, FL 33852

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    Claim this Listing
    For Sale
    $69,900

    Cleared, fenced waterfront lot on canal to Lake Grassy.

    Type:Land
    Added:
    Apr 8, 2026
    Days on Market:
    57
    Last Refresh:
    May 25 at 11:38 pm

    Property Features for 109 Dreamtime Ave

    General Information

    Standard status
    Active
    Property subtype
    Land

    We can help!

    Listing Contact
    Jeanne Lee Wheeler
    Jeanne Lee Wheeler

    Listing agent Jeanne Lee Wheeler License #617365

    Listing office CENTURY 21 Lake & Land Myers Realty

    Listing date Apr 8, 2026

    Source Exprealty

    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 CENTURY 21 Lake & Land Myers Realty

    HighLights

    • Waterfront lot with canal access to Lake Grassy, a 500+ acre spring‑fed lake.
    • Lake Grassy offers excellent fishing.
    • Cleared and fenced building lot ready for construction.
    • Located in Sun N Lakes community with private access to Lake Grassy.
    • Sun N Lakes residents enjoy access to a clubhouse, pavilions, pickleball, and ball fields.
    • Proximity to Highlands County's natural beauty, biking, hiking trails, and Highlands Hammock State Park.

    Overview

    This cleared building lot is located in Lake Placid, a town known for its lakes and murals. The property is chain-link fenced and offers waterfrontage on a canal leading into Lake Grassy. Lake Grassy, a sand-bottom lake spanning over 500 acres, is suitable for various water activities, including personal watercraft use, skiing, and fishing for species such as Big Mouth Bass, Blue Gill, Crappie, and Specs. Despite its name, Lake Grassy is spring-fed, clear, and has a firm sand bottom. It is a long, narrow lake and is part of the Highlands Ridge Lakes. The property is situated in the Sun N Lakes community, which provides private lake access via an exclusive boat ramp, clubhouse, pavilions, pickleball courts, and ball fields, all located on a 15-acre park. Access to these amenities requires a $25 fee to the county for a gate pass, exclusive to Sun N' Lakes residents. Highlands County is known for its natural beauty, biking, hiking, and Highlands Hammock State Park.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Real Estate Agency Department Store Bar & Pub HVAC Service Hotel & Motel Discount Store Pet Grooming Service Clothing & Fashion Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Lake Placid
    County
    Highlands
    State
    Florida
    Longitude
    -81.3271283
    Latitude
    27.2598855

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    FAQs

    What type of property is this?
    Waterfront Land - Cleared, fenced waterfront lot on canal to Lake Grassy.
    Where is this waterfront land located?
    The property is located at 109 Dreamtime Ave Lake Placid, FL.
    What is the asking price?
    The asking price for this property is $69,900.
    What are key features of this property?
    This property features: Waterfront lot with canal access to Lake Grassy, a 500+ acre spring‑fed lake.; Lake Grassy offers excellent fishing.; Cleared and fenced building lot ready for construction.
    (863) 202-4444
    We can help!
    Listing Contact
    Jeanne Lee Wheeler
    Jeanne Lee Wheeler
    Real Estate License ID: 617365
    Learn More
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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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