4340 FL-46, Geneva, FL 32732 For Sale

Untamed Florida Paradise — 198+ Acres of Untouched Wonder & Environmental Asset Value

Discover a once-in-a-lifetime opportunity to embrace the untouched allure of Old Florida. This remarkable 198+/- acre waterfront property is situated just north of State Road 46 in Geneva, immediately adjacent to the scenic Jolly Gator Fish Camp and the C.S. Lee Park boat ramp on the majestic St. Johns River. The acreage includes the historic Cow Island—a sanctuary historically used by early settlers for protected cattle grazing. Bounded by the river and the sweeping lake to the north, this expansive property acts as a critical ecological buffer zone in one of Central Florida's most heavily protected river corridors.

High-Value Mitigation & Conservation Potential

Beyond its incredible recreational appeal, this property stands as a premium environmental asset. Positioned directly within the St. Johns River Water Management District (SJRWMD Basin 18), the land features a highly desirable ecological blend of Freshwater Emergent Wetland (PEM1F) and Palustrine Scrub-Shrub Wetland (PSSF).

For the discerning investor, institutional developer, or private mitigation banking entity, this tract offers substantial potential for a turnkey offsite mitigation solution or a satellite mitigation bank expansion. In a high-growth region driven by massive infrastructure expansions along the SR 46 and I-4 corridors, these unbuildable wetland acres can be leveraged to satisfy critical regional wetland credit requirements or submitted to lucrative state and county land acquisition programs like Florida Forever.

Endless Possibilities in a Natural Oasis

The property is currently zoned for agricultural/recreational use (allowing up to one dwelling per 5 acres on dry upland portions). Its unique geography makes it a premier location for an eco-tourism venture, private hunting lodge, camping grounds, airboat rental business, or a future RV park (subject to county zoning approval). While a formal environmental land study has yet to be conducted, this is thoughtfully reflected in the pricing—which is based on the property’s raw recreational value—allowing an incoming buyer to capture all the financial upside of the underlying environmental credit assets.

A Diverse Landscape Beckons

Nature enthusiasts and outdoor adventurers will find their ultimate haven here. The property’s diverse terrain invites world-class hunting and fishing expeditions by foot, airboat, or four-wheel drive. The thriving river ecosystem is teeming with bass, alligators, wild hogs, wild turkeys, deer, and countless migratory bird species. Access to the river and surrounding endless waterways is effortless, with the public boat ramp sitting right next to the property lines.

Flexible Ownership Options

We understand the importance of flexibility in your investment. The owner is open to holding notes with a 30% down payment, offering amortization over 10 years or longer with a 10-year balloon. Additionally, a 20% option contract is available, providing diverse choices to make this extraordinary opportunity your own.