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    Versatile Event Center with Tax Benefits Title is generated by Realmo AI

    455 Briar Patch Ln, Geneva, FL 32732

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    For Sale
    $4,995,000

    Thriving event center suitable for various uses with tax advantages.

    Property size:
    10,800 SF
    Price / SF:
    $462/SF
    Added:
    Feb 21, 2026
    Days on Market:
    99
    Last Refresh:
    May 25 at 8:44 pm

    Property Features for 455 Briar Patch Ln

    General Information

    Standard status
    Active
    Size
    10,800 SF

    We can help!

    Listing Contact
    Tab Bish LLC

    Listing agent Tab Bish LLC

    Listing office REAL BROKER, LLC

    Listing date Feb 21, 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 REAL BROKER, LLC

    HighLights

    • Significant Tax Savings: Approximately $1.48 million in immediate tax savings for high‑income buyers.
    • High Appreciation Potential: Property values in the area have increased by 164% in the last 10 years.
    • Income‑Producing Asset: Currently operating as a successful event center with a pro forma reflecting a 5% return.
    • Flexible Zoning: G1 zoning allows for outdoor events without permits and Agritourism Association membership.
    • On‑Site Living and Support: Includes a two‑bedroom owner's apartment, bridal suite, and gentlemen’s suite.
    • Multiple Revenue Streams: Features two RV sites, a two‑car garage, and a storage trailer for additional income.

    Overview

    This property, currently operating as a thriving event center, presents an opportunity for investors seeking tax efficiency and a versatile, income-producing asset. The property includes an on-site two-bedroom owner’s apartment, a bridal suite, a gentlemen’s suite, two RV sites, a 20' x 30' two-car garage, and a storage trailer. The venue has a private two bedroom residence, bridal suite, 5 plus bathrooms and three bedrooms total. Recent G1 zoning change allows for outdoor events without a permit from Seminole County and the ancillary benefit of being a member of the Agritourism Association, all from planing a small pecan orchard. The flexible layout makes the property suitable for weddings, community services, education, corporate retreats, or specialty commercial operations. Property values in this market have risen 164% over the past decade. The property size is 10800 square feet.
    Location Intelligence

    Current Use by Public Records

    Ballroom On The Lake Hotel & Motel

    Suggested Use

    Restaurant Real Estate Agency Building Supply Hotel & Motel Pharmacy HVAC Service Bar & Pub Garden Center Grocery & Convenience Store (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Geneva
    County
    Seminole
    State
    Florida
    Longitude
    -81.1216316
    Latitude
    28.7248022

    Nearby Similar for Sale

    • $4,995,000
      10,800 SF

      Versatile Geneva Event Center

      Thriving event center suitable for weddings, retreats, or community services.
      455 BRIAR PATCH LANE, GENEVA, FL 32732
      View Details
    • $1,750,000
      4,066 SF

      Established Equestrian Facility on 10 Acres

      Turnkey equestrian facility in Geneva, Florida, with income potential.
      3287 N COUNTY ROAD 426, GENEVA, FL 32732
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    FAQs

    What type of property is this?
    Wedding venue - Thriving event center suitable for various uses with tax advantages.
    Where is this wedding venue located?
    The property is located at 455 Briar Patch Ln Geneva, FL.
    What is the asking price?
    The asking price for this property is $4,995,000.
    What are key features of this property?
    This property features: Significant Tax Savings: Approximately $1.48 million in immediate tax savings for high‑income buyers.; High Appreciation Potential: Property values in the area have increased by 164% in the last 10 years.; Income‑Producing Asset: Currently operating as a successful event center with a pro forma reflecting a 5% return.
    (855) 450-0442
    We can help!
    Listing Contact
    Tab Bish LLC
    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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