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    Vacant Agricultural Land with Pond Title is generated by Realmo AI

    12680 Gloria Boulevard, Bokeelia, FL 33922

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    Picture of Agricultural land / Farmland at 12680 Gloria Boulevard, Bokeelia, FL
    For Sale
    $229,000

    LAND - Bokeelia, FL

    Lot size:
    2.54 Acres
    Added:
    Jun 4, 2026
    Days on Market:
    3
    Last Refresh:
    Jun 6 at 7:06 am

    Property Features for 12680 Gloria Boulevard

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    16-44-22-05-00000.0020
    Lot size
    2.54 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    BAYVIEW RANCHETTES UNREC OR 775 PG 408 LOT 2
    Tax Annual Amount
    1140

    Utilities

    Sewer type
    Septic Tank, Private Sewer
    Water source
    Public, Well

    We can help!

    Listing Contact
    Norman Knoche

    Listing agent Norman Knoche License #252013304

    Listing office Engel & Voelkers Cape Coral 1031 Cape Coral Parkway E, FL

    Listing date Jun 4, 2026

    MLS# 2026025091 Listing URL

    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.

    HighLights

    • 2.54‑acre vacant Pine Island parcel in the Bayview Ranchettes area of Bokeelia
    • AG‑2 zoning with flexibility for single‑family home construction and agricultural use (verify permitted uses)
    • Natural interior pond on‑site for wildlife and open‑space character
    • Utilities: electric available along Gloria Blvd; private well and septic tank would serve a future home
    • Located in FEMA flood zone AE; elevated construction may apply (verify flood requirements)
    • Recent survey and seller disclosures are on file (buyer to verify access, buildable area, and requirements)

    Overview

    This listing offers 2.542 acres of vacant Pine Island agricultural land in a rural setting. The property includes a natural interior pond that contributes to wildlife and open-space character. The parcel is zoned AG-2 and is described as offering flexibility for a single-family home, with room for horses and agricultural use. Electric is available along Gloria Boulevard, and a private well and septic system would be used to serve a future home. Seller disclosures and a recent survey are on file.

    The land is located in the Bayview Ranchettes area of Bokeelia. The seller notes the property is just minutes from Bokeelia’s waterfront dining, marinas, and boat ramps. The parcel lies in FEMA flood zone AE, so elevated construction may apply.

    For buyers looking to build in a quiet, agricultural environment, this AG-2 parcel supports residential development alongside permitted agricultural uses. Interested parties should confirm buildable area, permitted uses, utilities, flood requirements, and access with Lee County and the applicable agencies, as advised by the seller. Buyer and buyer’s agent should also verify all zoning and development considerations before moving forward.
    Property Profile Location Intelligence

    Current Use by Public Records

    Agricultural land / Farmland

    Suggested Use

    Real Estate Agency Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Gym & Fitness Center Department Store Food Market Electrical Service Garden Center Bakery

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

    Location Insight

    • Map
    • Local Demand
    City
    Bokeelia
    County
    Lee
    State
    Florida
    Longitude
    -82.1153452
    Latitude
    26.6466118

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    FAQs

    What type of property is this?
    Agricultural land / Farmland - Build a single-family home with agricultural use on AG-2 land featuring a natural interior pond.
    Where is this agricultural land / farmland located?
    The property is located at 12680 Gloria Boulevard Bokeelia, FL.
    What is the asking price?
    The asking price for this property is $229,000.
    What are key features of this property?
    This property features: 2.54‑acre vacant Pine Island parcel in the Bayview Ranchettes area of Bokeelia; AG‑2 zoning with flexibility for single‑family home construction and agricultural use (verify permitted uses); Natural interior pond on‑site for wildlife and open‑space character
    (239) 810-1589
    We can help!
    Listing Contact
    Norman Knoche
    Real Estate License ID: 252013304
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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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