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    Residential Lot with Canal Views Title is generated by Realmo AI

    6113 Higgins Avenue, Fort Myers, FL 33905

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    Claim this Listing
    New
    For Sale
    $34,000

    LAND - Fort Myers, FL

    Lot size:
    0.26 Acres
    Added:
    May 5, 2026
    Days on Market:
    5
    Last Refresh:
    May 9 at 8:06 am

    Property Features for 6113 Higgins Avenue

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    03-44-26-08-00039.0070
    Lot size
    0.26 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    LEHIGH ACRES UNIT 8 BLK 39 PB 26 PG 10 LOT 7
    Tax Annual Amount
    456

    Utilities

    Water front features
    Canal Access
    Water front
    1

    We can help!

    Listing Contact
    Fernando Bragagnolo

    Listing agent Fernando Bragagnolo License #279549124

    Listing office Real Time Finders, LLC 7791 NW 46 Street, Ste 307, Doral, FL

    Listing date May 5, 2026

    MLS# 2026020333 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

    • Canal view lot, perfect for enjoying morning coffee or evening sunsets.
    • Located in a rapidly growing area of Lehigh Acres.
    • No HOA or CDD fees, providing maximum freedom for buyers and builders.
    • Easy access to Fort Myers' retail, medical centers, and beaches.
    • Ideal for primary residence, retirement retreat, or investment property.
    • Canal‑view lots at this price point are increasingly rare.

    Overview

    This vacant residential lot on Higgins Avenue in Lehigh Acres, FL, offers canal views, providing a backdrop for a future home. Situated in one of Lee County's active growth corridors, this parcel benefits from Lehigh Acres' environment, offering buyers and builders maximum freedom. The area is served by local roads connecting to Lee Boulevard and SR-82, providing access to Fort Myers' retail hubs, medical centers, and Gulf Coast beaches. The lot is suitable for a primary residence, retirement retreat, or spec home investment. The lot size is 0.256 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Auto Repair Shop Hair Salon Kitchen & Bath Showroom HVAC Service Garden Center Computer & Electronic Repair Veterinary Clinic Tech Support Center Travel Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Fort Myers
    County
    Lee
    State
    Florida
    Longitude
    -81.7114457
    Latitude
    26.6802128

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    FAQs

    What type of property is this?
    Residential land & home lot - Vacant lot in Fort Myers, perfect for building a home.
    Where is this residential land & home lot located?
    The property is located at 6113 Higgins Avenue Fort Myers, FL.
    What is the asking price?
    The asking price for this property is $34,000.
    What are key features of this property?
    This property features: Canal view lot, perfect for enjoying morning coffee or evening sunsets.; Located in a rapidly growing area of Lehigh Acres.; No HOA or CDD fees, providing maximum freedom for buyers and builders.
    (786) 202-7713
    We can help!
    Listing Contact
    Fernando Bragagnolo
    Real Estate License ID: 279549124
    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.

    More about this property
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