Recent Gulf of Mexico Access Lot Sales     

Recent  Sarasota Bay to Charlotte Harbor

 Gulf  of Mexico  Access  Waterfront  

Building Lot  Sales

 

                                                        This report was updated on January 2, 2012.  

 

     This report includes the all the Gulf of Mexico access waterfront  sales in Charlotte and Sarasota Counties since January 1 , 2011 and some prior sales to give context. If you need information about earlier sales, please call me at 941-661-2577 or e-mail me at abroslat@ureach.com.  If you need a special search of historical lot sales prices or a valuation of your lot, please let me know.  

    Sales volumes have increased  and prices are turning positive  after  sharp price and sales volume declines caused by the mortgage/credit crisis. 

     -There were 229 sales in Charlotte County including Punta Gorda, Port Charlotte, South Gulf Cove, the Placida area and Englewood. The high price was $850,000, the low price $15,000, and the median price was $44,000. The $850,000 lot was 1.5 acres in Placida.

     -There were 22 sales in Sarasota County which includes Sarasota, the southern part of Longboat Key, Siesta Key, Nokomis, Osprey, Casey Key, Venice, and the Duck Key area of North Port. The lowest priced was $65,000 and the highest $2,225,000 with a median price of $923,000.

     

     The sales in each County are detailed below.

        Charlotte County

    There are six major areas offering  substantial numbers of Gulf of Mexico access building lots in  Charlotte County:

      1. Punta Gorda Isles and Burnt Store Isles are on the east side of Charlotte Harbor south of the Peace river( see  www.PGICA.org ). It is  (zip code=33950)  on the real estate maps. There are over 200 Gulf of Mexico access lots for sale in this area at list prices starting at $59,900 ( a foreclosure ) and going up to  $1.9 million ( an oversized lot directly on Charlotte Harbor ). All the PGI and BSI lots have seawalls.

       This zone is has four major subzones:

      a. Sailboat lots north of Marion in PGI. The lots in this subzone have direct sailboat access to Charlotte Harbor. Some of the lots are directly on the harbor. There are 22 lots for sale in the zone at prices from $195,000 to $1,943,000 with a median price of $317,000. Since January 1, 2011 there has been one sale for $135,000. 

        b.  Sailboat lots south of Marion in PGI.  There are 82 lots for sale from $89,900 to $699,000 with a median list price of $180,000. Since January 1, 2011 there have been 17 sales at prices from $95,000 to $440,000 with a median sales price of $188,000. The lot that sold for $440,000 was an oversized tip lot with a beautiful view.  The lot that sold for $95,000 was a foreclosure with only 30 feet of waterfront.

        c. Powerboat lots in PGI. In this zone, boats have to get under 10 foot high bridges to get to open water. The zone is bordered by Marion Ave, Bal Harbor, and Aqui Esta.  There are 32 lots for sale at prices between $50,000 and $400,000 with a median of $112,000. Since Jan 1, 2011 there have been 2 sales for $92,000 and $100,000.

        d. Sailboat lots in Burnt Store Isles ( BSI ). BSI is just south of PGI and all Gulf access lots are sailboat lots with seawalls. There are 45 lots for sale in BSI at prices from $119,000 to $500,000 with a median of $216,000. Since Jan 1, 2011 there 6 sales at prices from $70,000 to $250,000 with a median of $102,000. Again the low priced lot was a foreclosure with a small waterfront.

         

    2. Port Charlotte waterfront lots are south of the intersection of US 41 and Rt 776. This is zip codes 33948 and 33952  on the  maps.There are over 100 gulf access lots for sale in this zone at prices starting at $29,900 for powerboat lots and $59,000 for sailboat lots. List prices go up to $1,150,000 for lots directly on Charlotte Harbor. This zone also  includes the gated community of Grassy Point. Lots in this zone don't always have seawalls.  

      The are three major subzones in Port Charlotte;

       a. Sailboat lots in zip 33952. Theses lots are all south of Edgewater in the area around Harbor Blvd. All of these lots have seawalls and all are within 5 minutes of Charlotte Harbor. Today there are 23 lots for sale in this zone at list prices from $86,900 to $1,150,000 with a median of $275,000. The most expensive lot is directly on Charlotte Harbor while the least expensive is on busy Edgewater Dr.

      There have been three sales in this subzone in 2011. A lot on Edgewater sold for $60,000 and a foreclosure on Beeney sold for $121,000 and a lot on Leland sold for $130,000.

      b. Sailboat lots in zip 33948. These lots are mostly south of O'Hara but some are north of O'Hara but west onf Collingswood. Most of these lots don't have seawalls and some are  several miles from Charlotte Harbor. There are 18 lots for sale in this subzone at list prices from $49,900 to $449,000 with a median of $96,000. The lot listed at $449,000 has over 29,000 sq ft and has a beautiful view.

      There have been three sales in 2011. Two were sold for $39,000 & $40,000. An oversized lot similar to the $449,000 listing above sold for $150,000.

      c. Powerboat lots in zips 33948 & 33952. Most of these lots don't have seawalls. All have Gulf access that requires going under a ten foot bridge. There are 71 lots in this subzone listed at prices from $19,000 to $209,000. In 2011 there have been 17 sales at prices from $15,000 to $54,900 with a median of $22,000.         

      3. Northwest Port Charlotte is north of Rt 776 ( El Jobean Rd ) and has access to the Myakka River which empties into Charlotte Harbor. This is zip code 33953 on the real estate maps and it lies directly west of the proposed Murdock Village project, hopefully someday to be the new urban center of Charlotte County. There are 41 Gulf of Mexico access lots for sale at prices starting at $18,000 up to $349,000 with a median of $50,000. In 2011 there have been 20 sales at prices from $15,000 to $57,500 with a median of $25,000.

      4. South Gulf Cove is directly west of Charlotte Harbor, across the harbor from Punta Gorda Isles( www.SouthGulfCove.org ). South Gulf Cove is a couple miles north of the bridge to Boca Grande and the zone of Placida. This is zip code 33981 ( this zip also includes Gulf Cove, a Myakka riverfront community to the north, see below ) on the real estate maps. South Gulf Cove represents about 25% of all the Gulf access waterfront sales in the Tampa Bay to Charlotte Harbor area. There are over 150 Gulf access lots for sale in South Gulf Cove starting at $30,000 for powerboat lots and $79,000 for sailboat lots with seawalls. The most expensive lots in South Gulf are in the Northeast corner of the project (section 93) and are sailboat lots with seawalls that have list prices starting at $79,000. 

      Please go to my website dedicated to South Gulf Cove for recent sales prices

                                http://www.SouthGulfCoveFloridaLots.com

                  

     5.  Gulf Cove is a deed restricted community north of South Gulf Cove on the west side of the Myakka River. All waterfront lots in this area have direct access to the Myakka river and only have to get under one 26 foot high bridge to get into Charlotte Harbor and the Gulf of Mexico. There are over 10 lots for sale at prices starting at $63,500.

     Since October 1, 2010 there have been two sales at prices between $38,000 and $50,000.

         

       6.  Palm Island & Don Pedro Island, barrier islands off of the Cape Haze Peninsula, with ferry access only ( no bridges ) was  hot in 2008.

        During  2008 a gulf view lot at 251 Gulf sold for $860,000. Additionally, 481 Bocilla sold for $230,000,  610 Bocilla ( one acre ) sold for $835,000,  31 Palm Dr sold for $230,000,  50 Tarpon sold for $447,500, 251 Bocilla sold for $260,000, and a 50 x 150 foot beachfront lot at 261 Gulf sold for $590,000. A beachfront lot at 9454 Alborado sold for $500,000.

       In 2009, 110 Bocilla sold for $209,900, 231 Bocilla for $150,000, and 151 Bocilla for $180,000.

       In 2010 230 S Gulf sold for $251,000, 141 Bocilla sold for $180,000, 61 Baysore sold for $325,000, 240 Bocilla sold for $205,000 and a beach lot at 181 Gulf went for $475,000.

      There has been three sales in 2011, 61 Bayshore sold for $325,000, a beach lot on Don Pedro sold for $635,000, and a bayview lot at 450 Gulf on Palm Island sold for $253,500 . There are 26 lots for sale with waterfront lots starting at $165,000.

      

Sarasota County

 

       Sarasota County has 5 locations where Gulf of Mexico access lots can be found.

       Here I'm showing sales in the last 12 months to get enough transactions to get a feel for the market.

 

       1. Longboat Key/St. Armands Key/Bird Key/Lido Key are some  of the most prestigious addresses in the USA, occasionally have vacant lots or "teardown" houses for sale.

       In the last 12 months there have been 5 sales in Country Club Shores on Longboat Key, 4 for prices between $310,000 and $599,000 and a 15,280 "tip' lot with unobstructed bay views for $1,575,000.

      Two direct bay view lots in Bird Key sold for $1,855,000 and $2,000,000.

      One bayfront lot on Lido Key sold for $1,600,000.

      

      2. Mainland Sarasota has some canal and bayfront properties, mostly teardown houses. In the last 12 months one powerboat lot in Phillippi Gardes sold for $165,000, a 21,000 sq ft point lot at 7790 Holiday sold for $846,251 ( this was a foreclosure ), and a lot on Whitaker Bayou sold for $350,000.

 

      3. Casey Key, which lies south of Siesta Key,is a very expensive address. There are eight listings today between $950,000 and $3,950,000. Only one lot sold in the last 12 months, a batfront lot sold for $690,000.

      4. Venice/Nokomis. There is an inlet from the Gulf of Mexico between Venice and Nokomis that makes this area desirable to boaters. One lot in this zone sold for $525,000. There is also a portion of Venice on the Myakka River and a lot on a canal there sold for $70,000. 

      5. Englewood/Manasota Key. A 1.3 acre lot on the beach on Manasota Key sold for $1,000,000.

 

 

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    You can get automatic notices of selling price updates of waterfront lots by subscribing to my "Best Buys and Market Updates" e-mail service. If you have any questions, call me at 941-661-2577 or e-mail me at abroslat@ureach.com .