Goose Bayou Island Preserve | Panama City, Florida

The Vision

A low-density luxury estate community nestled across five pristine upland island clusters, surrounded by protected salt marsh and direct waterfront access to North Bay and the Gulf of Mexico.

Island Living

Five distinct upland island clusters connected by elevated bridge access, each offering panoramic bay views and a sense of private seclusion.

Private Marina

A 30-50 slip community marina with direct access to North Bay, Saint Andrew Bay, and the Gulf of Mexico via the Intracoastal Waterway.

Conservation First

Over 117 acres of salt marsh permanently conserved. Development designed around the natural landscape, not imposed upon it.

Waterfront Estates

Approximately 60 half-acre estate lots, each with water frontage. Premium positioning comparable to $500K+ lots in the Panama City market.

The Land

A 261-acre waterfront assemblage along North Bay and Upper Goose Bayou, near Lynn Haven. One of the largest remaining privately controlled shoreline systems in this section of North Bay.

Buildable Upland ~51 acres

Salt Marsh / Tidal ~117 acres

Baybottom / Submerged ~93 acres

Shell Mounds ~9 ac

Ecological Characterization

The site is "a largely intact estuarine mosaic" combining submerged lands and seagrass habitat, estuarine tidal marsh, scrubby pine flatwoods, and mesic hammock with shell mound features.

Three parcels make up the assemblage, held by the Bingham family for over 60 years, with deeded bay bottom rights dating to a 1961 State of Florida deed signed by Governor Farris Bryant.

"Large, contiguous tracts containing both submerged lands and upland transition gradients are increasingly uncommon along developed sections of the Panama City shoreline." C&N Environmental Consultants

The assemblage comprises 51+ acres of buildable upland across five distinct island clusters,

Plan A

Plan B

Master Plan

⚓

Private Marina

30-50 slips, direct bay access

🏖

Beach Park Island

White sand community beach

🏂

Water Sports

Dedicated island for activities

🏡

Clubhouse Pavilion

Community gathering space

🛣

Kayak Launches

Multiple access points

🌳

Nature Trails

Walking paths & scenic overlooks

Conservation & Ecology

The assemblage lies within the Florida Forever West Bay Preservation Area, identified as essential parcels remaining by the Florida DEP, Division of State Lands.

117

acres

Salt marsh and tidal wetlands permanently conserved within the development framework

93.6

acres

Deeded and titled bay bottom with seagrass habitat, providing critical nursery habitat

60+

years

Undisturbed ecological continuity under single-family stewardship since 1961

Florida Forever Alignment

The property advances multiple Florida Forever objectives including protection of coastal and estuarine resources, conservation of submerged aquatic vegetation, preservation of wetlands and floodplain function, and landscape-scale habitat continuity.

Ecological Significance

Essential nursery habitat for estuarine finfish and shellfish
Foraging habitat for wading birds and marine fauna
Storm surge attenuation and shoreline stabilization
Potential archaeological and cultural value (shell mounds)

"The assemblage represents a strategically important candidate for acquisition under Florida's coastal conservation programs, offering long-term ecological protection within a rapidly developing shoreline corridor." Merri Southwell, C&N Environmental Consultants

Engineering & Feasibility

Independent professional assessments confirm the development is feasible under all applicable local, state, and federal regulations.

Zoning & Capacity

Zoning CSVH (Conservation Habitation)

Allowable Density 2 units per acre

Min Lot Size 1/2 acre

Buildable Upland ~50-51 acres

Realistic Yield ~60 estate lots

FEMA Flood Zones VE12, VE13, AE11

Panhandle Engineering Opinion

According to the professional opinion letter from Panhandle Engineering:

Development of isolated upland islands is feasible
Meets all local, state, and federal permitting requirements
Similar island developments nearby demonstrate residential subdivision construction can be permitted

Typical coastal development challenges noted (FEMA flood zone design, wetland impacts, limited roadway space, stormwater), but none prohibit development.

Lot Layout Sketch

Value Proposition

Lot Sales

$36M - $90M

~60 lots at $600K-$1.5M per lot depending on water frontage and island position

Private Marina

$1.5M - $5M+

30-50 slips at $40K-$120K per slip, Florida coastal marina market rates

Mitigation Credits

Up to $9.3M

93.6 acres of seagrass bay bottom at 10:1 ratio, ~$1M per credit (subject to approval)

Total Conceptual Value (Fully Developed) $50M+

C&N Environmental Feasibility Valuations

Defensible Land Value $32M - $38.5M As-is, with development entitlements

Est. Development Cost $11M - $12M Horizontal infrastructure, engineering, mitigation

Mitigation Credit Value Up to $9.3M Bay bottom seagrass banking potential

Location

Situated along North Bay near Lynn Haven, Panama City, in Bay County, Florida. The property occupies a strategic position within a rapidly developing coastal corridor.

Panama City, FL

Bay County's largest city, growing population, tourism-driven economy

North Bay Access

Direct waterfront on North Bay connecting to Saint Andrew Bay and the Gulf of Mexico

Near Lynn Haven

Adjacent to established residential community with full municipal services

Coastal Corridor

Within one of the last undeveloped stretches of Panama City's rapidly urbanizing shoreline