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    Waterfront Estate on Fort Myers Beach Title is generated by Realmo AI

    175 Bahia Viaduct, Fort Myers Beach, FL 33931

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    Claim this Listing
    New
    For Sale
    $2,699,999

    LAND - Fort Myers Beach, FL

    Lot size:
    1.26 Acres
    Added:
    May 22, 2026
    Days on Market:
    2
    Last Refresh:
    May 23 at 8:06 am

    Property Features for 175 Bahia Viaduct

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    34-46-24-W4-00003.0000
    Lot size
    1.26 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    PARL IN SEC 34 AS DESC IN OR 1030 PG 62 LESS 3.001 THRU 3.0100 LESS INST# 2016000169394
    Tax Annual Amount
    16196

    Utilities

    Water front features
    Canal Access, Waterfront, Seawall
    Water front
    1

    We can help!

    Listing Contact
    Jacob Eister
    Jacob Eister

    Listing agent Jacob Eister License #258023011

    Listing office Apollo Coastal Realty LLC 1946 SW 2ND PLACE, Cape Coral, FL

    Listing date May 22, 2026

    MLS# 2026023063 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

    • Largest single‑family, direct Gulf‑access property available on Fort Myers Beach.
    • Over an acre of land with 309 feet of seawall frontage on a protected basin.
    • Direct Gulf access with multiple docks and two boat lifts.
    • Potential for subdivision, family compound, or custom dream home.
    • Includes a swimming pool.
    • Close proximity to beaches, restaurants, entertainment, and conveniences.

    Overview

    This exceptional combined parcel, located at 175 and 191 Bahia Via, represents a rare opportunity to acquire one of the largest direct Gulf-access waterfront estates on Fort Myers Beach. Spanning over an acre, this single-family property offers remarkable waterfront presence. The property presents possibilities for subdividing the site to create multiple distinguished residences, crafting a private family compound, or designing a dream beach home. The existing structure offers potential for renovation and modernization, while the grounds provide a canvas for new construction. Prospective buyers are encouraged to conduct their own due diligence regarding subdivision and development opportunities. The property boasts amenities including a swimming pool, 309 feet of seawall frontage along a protected basin, multiple docks, and two boat lifts, all ensuring Gulf access. Located a short distance from white-sand beaches, restaurants, entertainment venues, and everyday conveniences, this waterfront property is a one-of-a-kind legacy on Fort Myers Beach.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop Pharmacy Accounting Firm Big Box & Wholesale Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers Beach
    County
    Lee
    State
    Florida
    Longitude
    -81.903645
    Latitude
    26.424691

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    FAQs

    What type of property is this?
    Waterfront Land - Rare Gulf-access property with subdivision potential and waterfront amenities.
    Where is this waterfront land located?
    The property is located at 175 Bahia Viaduct Fort Myers Beach, FL.
    What is the asking price?
    The asking price for this property is $2,699,999.
    What are key features of this property?
    This property features: Largest single‑family, direct Gulf‑access property available on Fort Myers Beach.; Over an acre of land with **309 feet of seawall frontage** on a protected basin.; **Direct Gulf access with multiple docks and two boat lifts.**
    (239) 233-4464
    We can help!
    Listing Contact
    Jacob Eister
    Jacob Eister
    Real Estate License ID: 258023011
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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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