A 10-acre contiguous assemblage in the Enterprise Charlotte Airport Park (ECAP) future-land-use district — prepared as a confidential pricing and disposition strategy for the ownership trust.
The subject is a 10.0-acre contiguous assemblage of three parcels held by the Berdnik family trust on Grove Boulevard in unincorporated Charlotte County, approximately 1.92 miles east of the Piper Road / Airport Road intersection. All three parcels carry ECAP (Enterprise Charlotte Airport Park) zoning and future-land-use designation, sit in FEMA Flood Zone X (out of Special Flood Hazard Area), and benefit from an active agricultural classification.
While the ECAP designation theoretically unlocks a mixed industrial and business use spectrum, the practical development profile is constrained by dirt-road frontage, absence of utilities at the frontage, and a surrounding neighborhood pattern dominated by Charlotte Ranchettes agricultural parcels. These factors preclude industrial/logistics development without 7-figure infrastructure investment and shift the realistic buyer pool toward outdoor-storage operators, contractor yards, family compounds, and ranchette buyers — a profile mirrored by the two actively competing AG-zoned listings on the same street.
GoCommercial recommends a list price of $725,000 ($72,500/acre) with an underwritten clearing range of $550,000–$650,000, capturing a defensible ECAP-optionality premium over the AG comps while remaining within a range that produces actual transaction velocity.
| Address | Parcel ID | Acres | 2025 Just Value | County Land Value |
|---|---|---|---|---|
| 7113 Grove Blvd | 412311400 (P-3-11) | 2.5 | $116,875 | $137,500 |
| 7111 Grove Blvd | 412311400003 | 5.0 | $233,750 | $275,000 |
| 7109 Grove Blvd | 412311400002 | 2.5 | $116,875 | $137,500 |
| Totals | 10.0 | $467,500 | $550,000 | |
Owner of record: Berdnik William J & BJB & RBF TR · 3541 Peace River Dr, Punta Gorda, FL 33983.
Prior recorded transactions: June 2003 ($58,000, intra-family VAC-MULTI); April 2001 ($434,700, VAC-MULTI). Recent sales are intra-family and not market indicators.
| Total Acreage | 10.0 contiguous acres |
| Zoning | ECAP — Enterprise Charlotte Airport Park (§ 3-9-48) |
| Future Land Use | Enterprise Charlotte Airport Park |
| Current Use (Property Appraiser) | Grazingland — Soil Capability Class IV |
| Taxing District | 201 (Unincorporated Charlotte County) |
| In City of Punta Gorda | No |
| Map Number / Section-Township-Range | 5B11S / 11-41-23 |
| FEMA Flood Zone | Zone X (Out of SFHA, Out of Floodway, Out of CBRA) |
| FIRM Panel / Effective | 0261G / 12/15/2022 |
| Waterfront | No |
| Urban Service Area | Yes (confirmed via County GIS) |
| Road Frontage | Grove Blvd — dirt road, County-maintained MSBU/MSTU, classified local road |
| Distance to Piper Rd / Airport Rd Intersection | 1.92 miles |
| Utilities | Not confirmed at frontage — due-diligence item |
| Agricultural Exemption | Active (grazing classification reflected in just value) |
ECAP is a mixed industrial and business district, not an intense commercial district. The full, ordinance-accurate use set:
Commercial and retail uses (restaurants, general retail, hotel/motel, gas stations, vehicle sales, business services, personal services) are permitted by right only on parcels that abut arterial/collector roadways or within ¼ mile of arterial/collector intersections. At 1.92 miles from Piper/Airport Rd, the subject does not qualify on frontage. Two fallback allowances remain: up to 10% of land area in a subdivision, or up to 10% of any office/industrial building area, may be designated commercial/retail — with additional capacity available by special exception upon traffic and market studies.
| Minimum Lot Area | 12,000 sf | Maximum Lot Coverage | 50% |
| Minimum Lot Width | 100 ft | Maximum Building Height | 90 ft (special exception for higher) |
| Front / Rear Setbacks | 20 ft / 15 ft | Side (Interior) | 10 ft min; ≤50 ft total |
| Adjacent to Residential | 50 ft | Airport Overlay | § 3-9-63 — height/lighting/wildlife restrictions |
The seller's initial framing of the property as "intensive commercial" within the ECAP overlay, with values anchored to headlines from the Airport Commerce Park trade area, significantly overstates the property's current market position. A disciplined valuation must be calibrated to what the site can realistically support today:
Given current physical constraints, the practical use set is concentrated at the lighter end of the ECAP permitted-use list:
| # | Property | Date | Acres | Price | $/Acre | Notes |
|---|---|---|---|---|---|---|
| 1 | 8497 / 8498 / 8432 Woodward Rd | May 2024 | 20.0 | $2,750,000 | $137,500 | Pad-ready, utilities, paved access |
| 2 | 8294 Northup Dr | Jan 2024 | 4.78 | $815,000 | $170,500 | Utilities in place, near I-75 |
Both sales are inside the improved Airport Commerce Park with paved access and utilities. They establish a ceiling for ECAP land but are not directly comparable to dirt-road, off-corridor raw land.
| Property | Zoning | Acres | Ask | $/Acre | DOM | Status |
|---|---|---|---|---|---|---|
| 7474 Grove Blvd | AG (Ranchettes) | 2.5 | $130,000 | $52,000 | 26 days | Active |
| 7224 Grove Blvd | AG (Ranchettes) | 5.0 | $292,000 | $58,400 | 138 days | Active — Cut from $575K (-49%), still unsold |
| Property | Acres | Price | $/Acre | Notes |
|---|---|---|---|---|
| 8224 Grove Blvd (2022 closed) | 1.25 | $64,500 | $51,600 | AG, dirt-road ranchette |
| 8224 Grove Blvd (current listing) | 1.25 | $67,900 | $54,320 | Relisted |
Starting from the direct neighborhood AG comparable evidence and layering a defensible premium for ECAP zoning optionality:
| Current AG asking on Grove Blvd (2.5 ac, fresh listing) | $52,000 / acre |
| Current AG asking on Grove Blvd (5 ac, 138 DOM, 49% cut) | $58,400 / acre |
| Estimated AG clearing price on Grove Blvd | $40,000 – $50,000 / acre |
| ECAP future-land-use & zoning optionality premium | + $10,000 – $20,000 / acre |
| Indicated Subject Value (per acre) | $50,000 – $70,000 |
| Indicated Subject Value (10 acres total) | $500,000 – $700,000 |
| Scenario | Buyer Profile | $/Acre | 10-Acre Total |
|---|---|---|---|
| Quick-Clear Floor (60–90 days) | Ranchette, family compound, cash ag buyer | $45,000 – $55,000 | $450,000 – $550,000 |
| Most Likely (patient, 6–12 months) | Outdoor storage, contractor yard, family compound, ECAP-aware investor | $55,000 – $65,000 | $550,000 – $650,000 |
| Stretch (12–18 months, right buyer) | 10-acre contiguous user needing ECAP optionality | $70,000 – $85,000 | $700,000 – $850,000 |
The Charlotte County Property Appraiser carries the land at $55,000/acre — which, notably, aligns almost exactly with the neighborhood's actual market clearing evidence. The tax roll was already pricing in the dirt-road reality. This provides an independent third-party cross-check on the GoCommercial valuation.
The 10-acre assemblage is currently configured as three separate parcels (2.5 + 5.0 + 2.5 acres), with the 5-acre middle parcel referenced on the county legal description as comprising two 2.5-acre tracts (465-466 and 497-498). This structural flexibility enables a secondary disposition strategy: sell individual 2.5-acre parcels to the ranchette/family-compound buyer pool rather than the full assemblage to a single buyer.
| Strategy | Est. Price / Unit | Gross Proceeds | Timeline | Friction |
|---|---|---|---|---|
| Bulk sale — full 10 acres | — | $550,000 – $700,000 | 6–12 months | Low — one buyer, one closing |
| Split to 4 × 2.5-acre ranchette parcels | $140,000 – $175,000 | $560,000 – $700,000 | 12–24 months | Higher — separate marketing, multiple closings, carry cost |
The subdivision strategy produces roughly the same gross proceeds over a longer timeline with more transactional friction. Bulk sale is the recommended primary path; subdivision is a fallback if the bulk market proves slow.
Rural Florida land of this character will not clear through standard MLS listing alone. The buyer pool — outdoor-storage operators, contractor yards, ranchette buyers, and ECAP-aware land-bankers — is fragmented, regional, and relationship-driven. GoCommercial deploys a targeted, multi-channel marketing approach engineered to reach each of these pools simultaneously.
Comprehensive aerial coverage showing the 10-acre contiguous assemblage, road access, neighborhood context, and proximity to Piper Rd, Airport Rd, and I-75 — delivering out-of-area buyers the spatial context to underwrite remotely.
Ground-level and elevated photography showcasing cleared pastureland, ag-exemption character, boundary orientation, and compound-ready topography.
A data-rich offering brief with parcel-level tax data, FEMA flood confirmation, full ECAP permitted-use table, and plain-English access and infrastructure diligence — reducing friction from interest to LOI.
Direct outreach to SW Florida building-trades contractors, tree-service firms, equipment haulers, landscape operators, and RV/boat storage operators seeking outdoor-storage or yard sites.
Targeted placement into the Charlotte Ranchettes buyer community (horse, SxS/ATV, family-compound buyers) via regional lifestyle and rural-land channels.
Personalized outreach to GoCommercial's proprietary 1031 database and Florida land-banking investors positioning for the Babcock Ranch / east-county growth corridor.
Our team conducts direct outreach to the top commercial and land brokers across SW Florida, publishing the opportunity with a market-leading 5% co-broker commission. This is a force multiplier: it ensures every active broker with a qualified buyer in the region is financially incentivized to place the subject property ahead of competing listings.
The single largest reason raw-land transactions fall apart is unresolved diligence at LOI stage. GoCommercial delivers a ready-to-close diligence package at first contact:
| Listing Agreement Type | Flexible Exclusive Listing — No Long-Term Lock-In |
| Termination Clause | Terminable by owner with 15 days written notice — no penalties, no disputes |
| Time to Market | 5–7 business days from execution to full market launch |
| Total Commission | 10.0% of Gross Sale Price |
| Co-Broker Split | 5.0% reserved for procuring buyer's broker — maximum market incentive for the regional broker community |
| GoCommercial Retained | 5.0% listing side — earned through marketing investment, buyer qualification, and transaction management |
| Pricing Authority | Seller retains full approval authority over offer acceptance — GoCommercial advises, client decides |
| Upfront Fees | None — GoCommercial absorbs 100% of marketing, media, and production costs. If we don't close, you don't pay. |
| Scenario | Gross Price | Total Commission (10%) | Est. Seller Net (pre-closing costs) |
|---|---|---|---|
| List Price | $725,000 | $72,500 | $652,500 |
| Most-Likely Clearing | $600,000 | $60,000 | $540,000 |
| Quick-Close Floor | $500,000 | $50,000 | $450,000 |
Net is before title, survey, doc stamps, taxes prorations, and other standard closing costs.
| Risk Factor | Buyer Concern | Mitigating Factor |
|---|---|---|
| Dirt-Road Access | No heavy-truck ingress; limits industrial use | Matches outdoor-storage, contractor-yard, and ranchette use profile; ag-exemption carry cost is minimal during hold |
| Infrastructure Absence | No confirmed water/sewer/3-phase at frontage | Buyer pool for current use profile does not require utilities; ECAP expansion east is a long-dated upside |
| Off-Corridor Location | 1.92 miles from Piper Rd arterial | Distance offset by lower basis; 10 contiguous acres is rare in ECAP and commands a scarcity premium vs. 1.25-acre ranchettes |
| Scrub-Jay Habitat Potential | May reduce developable area | Confirmable via Charlotte County BCC pre-listing; disclosure reduces renegotiation risk |
| Commercial/Retail Not By-Right | Seller's "intense commercial" framing is overstated | Accurate ECAP disclosure up front avoids due-diligence blow-ups; up to 10% retail still permitted within subdivision |
| Comparable Listing Pressure | 7224 Grove Blvd and 7474 Grove Blvd actively competing | Subject's ECAP zoning differentiates it; 10-acre contiguous scale is not offered elsewhere on the corridor |
| Phase | Timeline | GoCommercial Activity |
|---|---|---|
| Engagement & Setup | Days 1–3 | Execute listing agreement; parcel data compilation; title & tax pre-pull; initiate media production |
| Media & Materials | Days 3–7 | Aerial drone, ground photography, offering brief, ECAP permitted-use summary |
| Market Launch | Days 7–10 | Simultaneous release to regional broker community (5% co-broke), 1031 network, outdoor-storage operators, and ranchette buyer channels |
| Buyer Engagement | Weeks 2–10 | Buyer qualification, site tours, diligence-package delivery, LOI negotiation |
| LOI to Contract | Weeks 8–14 | Contract execution; diligence period management |
| Contract to Close | Weeks 14–20 | Title/survey coordination; closing support |
State headquarters at 605 Lincoln Road, Miami Beach, and a flagship office on Palm Beach Island (150 Worth Ave). We don't just cover Florida — we live in its most affluent epicenters, with direct reach into the capital pools that fund rural-land acquisitions.
Personalized service model for every client. You will never be "passed around" to a junior associate. Direct cell-phone access to senior principals, available by call or text at any time.
Many of our clients have partnered with us for over a decade, growing from single-asset owners to multi-parcel holders. We view this as a partnership, not a transaction.
Zero upfront fees. GoCommercial absorbs 100% of marketing, media, and production costs. Elite buyer verification — POF or certified pre-approval required prior to LOI. If we don't close, you don't pay.
We don't just sell — we help you scale. Many of our clients have grown their portfolios over a decade through our personal relationships and off-market deal flow.
Our internal 1031 Exchange Division can identify your up-leg property before close, ensuring zero tax leakage on the proceeds from the Grove Blvd disposition.
GoCommercial will provide a clean, FAR-BAR-approved listing agreement for your review. The 15-day termination clause ensures you retain full control throughout the process.
Recorded deeds for all three parcels, most recent tax bills, existing survey (if any), and any prior due-diligence reports. GoCommercial will manage all document organization.
Coordinate a 2–3 hour window for aerial drone and ground photography capture. Typically completed in a single visit.
Within 5–7 business days of execution, your property will be live in front of the most qualified regional buyer pool — with an 5% co-broke incentive driving maximum broker engagement.
Confidentiality Notice. By receiving this Strategic Property Analysis and any subsequent evaluation material, the recipient agrees that all information provided regarding the Property is proprietary, shall be used solely for the purpose of evaluating a potential transaction, and shall not be disclosed to any third party without prior written consent from GoCommercial. This analysis is prepared for the exclusive use of the named property owner and is based on market data current as of April 2026. All projections are forward-looking estimates and subject to market conditions. GoCommercial does not guarantee any specific sale price or timeline. Parcel data sourced from the Charlotte County Property Appraiser; comparable sales and listings sourced from public and proprietary data providers as of the date of this analysis.