Southwest Florida
Naples
industrial.
The wealthiest market in Florida and one of the shortest of industrial space anywhere in the state.
Asset class and buyer list / Fort Myers and the Southwest
Collier County has an enormous trades economy and almost nowhere to put it. Construction, landscaping, marine service, pool and home services, and the suppliers behind all of them serve one of the highest-income populations in the country, and the county has zoned very little land for the industrial uses they need.
The result is the tightest small bay and yard market in Southwest Florida. Contractors commute from Lee County because they cannot find space in Collier, and an owner holding correctly zoned industrial property here is holding something the county is not making more of.
Where the industrial actually is in Naples
- Airport-Pulling corridorThe main industrial spine, beside Naples Municipal Airport.
- Old 41 and North NaplesOlder service industrial and small bay running toward the Lee County line.
- Immokalee RoadThe eastern corridor, where newer flex and yard product has gone.
- Naples Municipal AirportGeneral aviation, hangars and the industrial park attached.
- Golden GateService industrial and trades product serving the eastern suburbs.
- ImmokaleeInland Collier. Agricultural freight, equipment storage and genuine land basis.
The infrastructure
What sets value here
Industrial value is access. Everything a buyer pays for in Naples is downstream of these six things.
- I-75The only interstate. North to Fort Myers and Tampa, east across Alligator Alley to Broward.
- US-41 Tamiami TrailThe old coastal spine through every town in the region.
- Immokalee Rd / SR 846The route inland to Immokalee and the agricultural interior.
- Naples MunicipalGeneral aviation, with RSW forty minutes north.
- Alligator AlleyThe direct run east to Broward, which puts the tri-county in reach.
- SR 29The north-south inland route through the farming belt.
What we sell in Naples
Six asset classes, and nothing else
- Small bay and flex. The market, and the tightest in the region. Trades, marine service and suppliers, with almost no new supply.
- Industrial outdoor storage. Contractor and equipment yards, constrained by zoning more than by land.
- Warehouse. Limited stock, mostly serving distribution into a high-income residential base.
- RV and boat storage. Boat and RV storage against a dense, wealthy boating population and very little supply.
- Industrial land. Scarce anywhere near the coast, genuinely available inland at Immokalee.
- Truck parking and terminals. Limited by zoning, with most staging pushed north into Lee County.
How we work outside the tri-county
Phil is straight about this, because a broker who claims every market is telling you something about himself. Inside Broward, Miami-Dade and Palm Beach he is a local market expert and he walks the sites. Outside the tri-county, what you are hiring is the asset class and the buyer list.
On IOS, truck parking, RV and boat storage and small bay, the buyer pool is national and it does not care which county you are in. That pool, and the way this product is actually priced, is what we bring to Naples.
What he will never do is describe asset-class depth as though it were a closing on your street. See what the firm has actually closed.
Straight answers
Questions owners actually ask
The county zoned for residential, resort and agriculture, and comparatively little for industry. Outdoor storage across Southwest Florida is commonly limited to heavier industrial districts and can require special approval on top, so a site can look right on an aerial photograph and still not be permitted for the use. That is why an existing, correctly entitled Naples property carries a premium.
Owner-users lead, and they pay for certainty because there is no alternative space to move to. Behind them, private and family capital that understands how tight the market is. On yard product, national industrial outdoor storage buyers are active across Southwest Florida.
For land and for yard, yes. Immokalee has a genuine land basis, agricultural freight infrastructure and an airport with an industrial park, and it is inside the same county. It is a different market from coastal Naples and it should be priced and marketed as one.
Before you list in Naples
Read these before you sign a listing agreement.
How to sell a warehouse in Fort Lauderdale
The seven steps in the order they happen, what sets the price, and the three mistakes that cost owners the most.
What is my industrial property worth?
Why no website can price a warehouse or a truck yard, and what a real broker opinion of value contains.
How to choose an industrial broker
Nine questions to ask before you sign, and what a weak answer sounds like.
Next step
Find out what your property is worth.
A confidential broker opinion of value, at no cost and with no obligation to list. Phil sets the number himself.