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    Waterfront Land with Private Dock Title is generated by Realmo AI

    7233 MIDNIGHT PASS ROAD, Sarasota, FL 34242

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    Claim this Listing
    For Sale
    $2,950,000

    Land - SARASOTA, FL

    Property size:
    1,100 SF
    Lot size:
    0.59 Acres
    Price / SF:
    $2,681/SF
    Added:
    Aug 2, 2025
    Days on Market:
    306
    Last Refresh:
    Jun 3 at 9:06 pm

    Property Features for 7233 MIDNIGHT PASS ROAD

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RE2
    Pets allowed
    Yes
    Exterior features
    Dock
    Dock
    1
    Standard status
    Active
    APN
    0110050003
    Lot size
    0.59 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    23073
    Expense value
    450
    Expense
    Home Owner Assessments Fee
    Expense freq.
    Monthly

    Utilities

    Water front features
    Canal Front, Waterfront
    Water front
    1

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Kiki Bowers

    Listing agent Kiki Bowers License #3580326

    Listing office COLDWELL BANKER REALTY 595 Bay Isles, Plant City, FL

    Listing date Aug 2, 2025

    MLS# A4660300 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

    • Only waterfront lot on Siesta Key in the Sanderling neighborhood with direct canal‑front access to the Intracoastal Waterway
    • Dock with 10,000 lb boat lift plus ~150 ft of waterfront frontage along a private canal; optional 28 ft Scout boat can convey via separate bill of sale
    • Two‑story block ADU/garage building (2024) with 1,100 SF 2BR/1BA apartment above an oversized 3‑car garage; offered turnkey furnished
    • Fully fenced ~0.6‑acre (25,553 SF) lot with 240+ ft of frontage; adjacent to HOA‑owned land for additional space
    • Build‑ready cleared lot with custom plans available for an estimated 3,300 SF home with 3BR + den, 4.5 baths, pool, and lanai
    • Located directly across from the neighborhood’s gated entrance within a serene basin

    Overview

    Rare waterfront opportunity featuring a fully fenced, build-ready parcel with extensive improvements. The property includes a current 2/1 ADU offered turnkey furnished and an oversized 3-car garage. A newer two-story block apartment sits above the garage, and the site is cleared and prepped for a custom coastal home. A brand-new dock and 10,000 lb boat lift provide direct access to the Intracoastal Waterway, supported by approximately 150 feet of waterfront frontage along a private canal.

    Located in the Sanderling neighborhood, the property sits directly across from the neighborhood’s gated entrance and is nestled in a serene basin. The canal frontage is shared with only five neighboring Sanderling homes, supporting a more private, exclusive feel. The listing also notes adjacent HOA-owned land, which adds space and mature vegetation to help the property “live” like a larger compound.

    This offering suits buyers who want waterfront access immediately while planning a custom build, with the option to continue using the existing turnkey furnished ADU and garage for storage and on-site living. Zoning is listed as RE2. With dock-ready boating and custom plans available, it presents a practical path for an owner-operator looking to create a primary residence and leisure lifestyle around direct Intracoastal access.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Restaurant Law Firm Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Sarasota
    County
    Manatee
    State
    Florida
    Longitude
    -82.529585
    Latitude
    27.245063

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    FAQs

    What type of property is this?
    Waterfront Land - Build or live on a fenced waterfront estate with an on-site ADU, 3-car garage, and brand-new dock.
    Where is this waterfront land located?
    The property is located at 7233 MIDNIGHT PASS ROAD Sarasota, FL.
    What is the asking price?
    The asking price for this property is $2,950,000.
    What are key features of this property?
    This property features: Only waterfront lot on Siesta Key in the Sanderling neighborhood with direct canal‑front access to the Intracoastal Waterway; Dock with 10,000 lb boat lift plus ~150 ft of waterfront frontage along a private canal; optional 28 ft Scout boat can convey via separate bill of sale; Two‑story block ADU/garage building (2024) with 1,100 SF 2BR/1BA apartment above an oversized 3‑car garage; offered turnkey furnished
    (941) 718-3435
    We can help!
    Listing Contact
    Kiki Bowers
    Real Estate License ID: 3580326
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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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