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    Waterfront Land with Gulf Views Title is generated by Realmo AI

    3266 LUGUSTRUM DRIVE, Hernando Beach, FL 34607

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    Claim this Listing
    For Sale
    $129,000

    Land - HERNANDO BEACH, FL

    Lot size:
    0.16 Acres
    Added:
    Apr 29, 2025
    Days on Market:
    401
    Last Refresh:
    Jun 3 at 7:06 am

    Property Features for 3266 LUGUSTRUM DRIVE

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    R1B
    Exterior features
    Level
    Standard status
    Active
    APN
    R13-223-16-2360-1270-0040
    Lot size
    0.16 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    1084.12

    Utilities

    Water front features
    Freshwater Canal W/Lift To Saltwater Canal, Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Sarah Hill

    Listing agent Sarah Hill License #3447180

    Listing office JT REALTY & ASSOCIATES 1205 N Franklin St, Tampa, FL

    Listing date Apr 29, 2025

    MLS# TB8379892 Listing URL

    Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • OWNER FINANCING AVAILABLE: Makes purchasing more accessible.
    • OVERSIZED WATERFRONT LOT with STUNNING OPEN WATER GULF VIEWS: Prime location.
    • BRAND‑NEW SEAWALL AND CONCRETE CAP: Reduces future maintenance costs.
    • Indirect Gulf Access
    • No HOA, No Deed Restrictions, and No Short‑Term Rental Restrictions
    • Minutes from Hernando Beach Boat Lift

    Overview

    This oversized waterfront lot offers an opportunity to build a coastal retreat with stunning open water Gulf views and indirect Gulf access in Hernando Beach. The 7,100 square foot (71x100) homesite features a brand-new seawall and concrete 8’ wide concrete cap. There is no timeline to build. Located minutes from the Hernando Beach Boat Lift, it provides easy access to the Gulf for boating, fishing, and sunset cruises. Zoned R1B for single-family homes only, mobile homes are not permitted. Located in Flood Zone AE, any future home will need to be elevated. Water, sewer, and electric are available at the street and can be connected during construction. Docks are permitted even without a home currently built on the property. With no HOA, no deed restrictions, and no short-term rental restrictions, this property is suitable for a primary residence, vacation home, or investment property. RV living is not permitted. Hernando Beach is known for its coastal lifestyle, with waterfront restaurants, live entertainment, local marinas, and outdoor recreation. Weeki Wachee Springs is a short drive away and offers kayaking, paddleboarding, boating, and natural springs.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Law Firm Building Supply Big Box & Wholesale Store Auto Repair Shop Nail Salon Kitchen & Bath Showroom Food Market Grocery & Convenience Store Furniture & Home Goods Car Rental Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Hernando Beach
    County
    Hernando
    State
    Florida
    Longitude
    -82.659194
    Latitude
    28.480481

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    FAQs

    What type of property is this?
    Waterfront Land - Oversized waterfront lot with stunning open water Gulf views.
    Where is this waterfront land located?
    The property is located at 3266 LUGUSTRUM DRIVE Hernando Beach, FL.
    What is the asking price?
    The asking price for this property is $129,000.
    What are key features of this property?
    This property features: OWNER FINANCING AVAILABLE: Makes purchasing more accessible.; OVERSIZED WATERFRONT LOT with STUNNING OPEN WATER GULF VIEWS: Prime location.; BRAND‑NEW SEAWALL AND CONCRETE CAP: Reduces future maintenance costs.
    (352) 670-4455
    We can help!
    Listing Contact
    Sarah Hill
    Real Estate License ID: 3447180
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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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    3266 LUGUSTRUM DRIVE, HERNANDO BEACH, FL 34607
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