Canal-Front RV and Dock
For Sale
$899,000
13407 Snook Circle, Naples, FL 34114
Oversized canal-front lot with an RV pad, full hookups, and a private dock with boat lift access.
Property Size5,227 SF
Price / SF$171.99
Days on Market448
Property Features for 13407 Snook Circle
General Information
Standard status
Active
Size
5,227 SF
Property subtype
Land
Listing Agency:
Berkshire Hathaway FL Realty
Listed By:
Rosa Byrnes-Warfsman
(239) 280-2000
Source:
Johnrwood
Added: Jun 22, 2025
Changed: Sep 10
Last Checked: Sep 11 at 1:48PM
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 Berkshire Hathaway FL Realty
Investment Insights
Based on property information with market context.
This canal-front lot at Naples Motorcoach Resort is designed as a blank canvas for an owner’s retreat. Lot 26 offers a level concrete RV pad with full hookups, set within established greenery and a landscaped setting that includes a Royal Palm. A private 8 x 32 dock and a 10,000-pound boat lift provide direct water access, supporting both day-to-day leisure and boating plans.
The property’s canal frontage is intended for waterfront living, with the remarks describing indirect Gulf access and nearby waterways routes to Marco Island or Naples. The setting is also described as a wildlife habitat, with frequent sightings noted from the dock.
For buyers seeking a resort lifestyle with waterfront amenities, the community is described as a Class A-only motorcoach resort with multiple on-site conveniences. Amenities referenced include an infinity pool overlooking a lake and fountain, a hot spa, fitness center, men’s and women’s saunas, and a large community kitchen for owners. Additional offerings include two satellite pools with hot spas and restrooms, with one satellite pool also noted as having laundry facilities, plus a dog park. The lots are described as deeded and mortgage-eligible, and the remarks indicate eligibility for 1031 exchanges. Owners may also place the property into the resort’s management-run rental program, which is described as handling advertising, scheduling, payment collection (including taxes/fees), and distributing the owner’s portion.
The property’s canal frontage is intended for waterfront living, with the remarks describing indirect Gulf access and nearby waterways routes to Marco Island or Naples. The setting is also described as a wildlife habitat, with frequent sightings noted from the dock.
For buyers seeking a resort lifestyle with waterfront amenities, the community is described as a Class A-only motorcoach resort with multiple on-site conveniences. Amenities referenced include an infinity pool overlooking a lake and fountain, a hot spa, fitness center, men’s and women’s saunas, and a large community kitchen for owners. Additional offerings include two satellite pools with hot spas and restrooms, with one satellite pool also noted as having laundry facilities, plus a dog park. The lots are described as deeded and mortgage-eligible, and the remarks indicate eligibility for 1031 exchanges. Owners may also place the property into the resort’s management-run rental program, which is described as handling advertising, scheduling, payment collection (including taxes/fees), and distributing the owner’s portion.
Key Highlights
- 5,227 SF oversized canal‑front lot in Naples Motorcoach Resort, one of the largest in the community.
- Includes a level concrete RV pad with full hookups and space for a Class A motorcoach.
- Private 8 x 32 dock with a 10,000 lb boat lift for direct canal access.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$70,968
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.89%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,419,360
$1.4M
Cap Rate 7%
$1,013,829
$1.0M
Cap Rate 9%
$788,533
$788.5K
Market Conditions
NOI Build-Up for 5,227 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$136.1K $26.04/SF
− Vacancy
−$7.1K −$1.35/SF
EGI
$129.0K $24.69/SF
− OpEx
−$58.1K −$11.11/SF
NOI
$71.0K $13.58/SF
Area
Collier County, FL
Vacancy
5.20%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,419,360
Cap Rate 7%
$1,013,829
Cap Rate 9%
$788,533
Alternative Uses
Best Use
Apartment 5plus
$1.01M
$887.1K – $1.18M
NOI $70,968 @ 7.0% cap · market cap 7.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.10M
$1.84M – $2.45M
NOI $146,848 @ 7.0% cap · market cap 16.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
230
Businesses Nearby
Explore this area
Business Placement
Demographics for 34114, FL
21,343
Population
16,381
Households
1.3
Avg Household Size
62
Median Age
41%
College-Educated
90%
High-School Grad
176.6 sq mi
ZIP Area
121
Density / Sq Mi
$81,314
Median Household Income
$38,467
Median Earnings
$1,993
Median Rent
$469,900
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Waterfront Land - Oversized canal-front lot with an RV pad, full hookups, and a private dock with boat lift access.
Where is this waterfront land located?
The property is located at 13407 Snook Circle Naples, FL.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 5,227 SF oversized canal‑front lot in Naples Motorcoach Resort, one of the largest in the community.; Includes a level concrete RV pad with full hookups and space for a Class A motorcoach.; Private 8 x 32 dock with a 10,000 lb boat lift for direct canal access.
