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    Bayfront Land with Dock Title is generated by Realmo AI

    948 San Carlos Drive, Fort Myers Beach, FL 33931

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    For Sale
    $3,399,000

    Waterfront homesite with direct bay frontage, deep-water canal access, and a newer dock sized for two boat lifts.

    Type:Land
    Lot size:
    0.50 Acres
    Added:
    Nov 13, 2025
    Days on Market:
    206
    Last Refresh:
    Jun 5 at 2:25 am

    Property Features for 948 San Carlos Drive

    General Information

    Standard status
    Active
    Lot size
    0.50 Acres
    Property subtype
    Land

    We can help!

    Listing Contact
    J Alex King

    Listing office Premiere Plus Realty Company

    Listing date Nov 13, 2025

    Source Johnrwood

    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 Premiere Plus Realty Company

    HighLights

    • 20,830 SF bayfront homesite with 100 ft of direct bay frontage and approx. 215 ft depth on San Carlos Island
    • Western exposure with sweeping sunset views over wide‑open water
    • Deep‑water canal along the property provides quick, unobstructed access to the Gulf of Mexico
    • Newer dock designed to accommodate two boat lifts
    • Short stroll to Fort Myers Beach waterfront dining and moments from Margaritaville Resort and nearby beaches
    • Property at 948 San Carlos Boulevard with access to Sanibel, Captiva, Bonita Springs, Naples, and RSW International Airport

    Overview

    This bayfront land parcel offers substantial buildable scale for a private waterfront estate, with approximately 100 feet of direct bay frontage and depth of about 215 feet. A newer dock is already in place, designed to accommodate two boat lifts, supporting immediate water access. With western exposure, the site is oriented to capture sunset views over wide-open water and provides room for indoor-outdoor design concepts.

    The property sits along the rising shores of San Carlos Island and includes a deep-water canal alongside that provides access to the Gulf of Mexico. The surroundings are described as being close to Fort Myers Beach dining, with Margaritaville Resort noted as nearby, while still positioned to reduce island congestion. Access to regional destinations including Sanibel, Captiva, Bonita Springs, Naples, and RSW International Airport is also highlighted in the offering.

    For buyers or developers seeking a waterfront setting, the combination of direct bay frontage, deep-water canal access, and an existing dock structure can streamline site planning for a custom coastal home and boating lifestyle. The parcel’s size and configuration can support expansive estate layouts and outdoor living areas tied to the water.
    Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center Big Box & Wholesale Store Skin Care Clinic

    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
    -81.9552754
    Latitude
    26.4645068

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    FAQs

    What type of property is this?
    Waterfront Land - Waterfront homesite with direct bay frontage, deep-water canal access, and a newer dock sized for two boat lifts.
    Where is this waterfront land located?
    The property is located at 948 San Carlos Drive Fort Myers Beach, FL.
    What is the asking price?
    The asking price for this property is $3,399,000.
    What are key features of this property?
    This property features: 20,830 SF bayfront homesite with 100 ft of direct bay frontage and approx. 215 ft depth on San Carlos Island; Western exposure with sweeping sunset views over wide‑open water; Deep‑water canal along the property provides quick, unobstructed access to the Gulf of Mexico
    We can help!
    Listing Contact
    J Alex King
    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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