ENTITLED COMMERCIAL DEVELOPMENT SITE — HIGHWAY 231 FRONTAGE BAY COUNTY DEVELOPMENT ORDER APPROVED 4.22 total and 2.75 acres of usable upland with premium frontage on US Highway 231, one of Bay County's highest-traffic corridors (30,000+ ADT, expanding to 40,000+ ADT with the FDOT widening project). Zoned C-3 Bay County. Property is substantially entitled and ready for development. APPROVED PERMITS & COMPLETED WORK: — Bay County Final Development Order (File No. 20250179), approved December 11, 2025 — Certificate of Concurrency: Roads, sewer, potable water, drainage, and parks — ALL PASSED — Bay County Access Connection permit issued 12/11/2025 via Jessa Road (no FDOT access permit required) — Wetland delineation complete with usable upland boundaries formally established — ALTA survey completed — 14-sheet civil engineering plan set by McNeil Carroll Engineering, PE #57988 (Panama City Beach), including full site layout, grading and drainage plan, stormwater management facility design, erosion control plan, paving details, and FDOT-standard construction details — Environmental Resource Permit (ERP) application submitted to Northwest Florida Water Management District — stormwater management facility fully engineered with SWMF cross-sections, weir structure (DS-11), retention pond, and outfall design — Minimal wetland impact required (0.10 AC total per approved wetland impact plan) REMAINING ITEMS (minor): — ERP final issuance pending minor comment responses (estimated 2-6 weeks) — FDEP NPDES construction stormwater permit (routine filing) SITE ACCESS & INFRASTRUCTURE: Engineered driveway access off Jessa Road (60' ROW) with no FDOT access permit required — a significant advantage as the FDOT 231 widening project has complicated direct highway access for other parcels in the corridor. Stormwater retention pond and outfall are fully designed and positioned on-site. Internal circulation is engineered for commercial vehicle maneuvering. FDOT HIGHWAY 231 WIDENING — MAJOR VALUE DRIVER: FDOT has budgeted $161M+ for the US 231 (SR 75) widening, expanding from 4 lanes to 6 lanes with new flyover ramps, interchanges, and a direct SR 390/CR 2321 connection. Right-of-way acquisition is actively underway across 292 parcels. This generational infrastructure investment will increase daily traffic counts from 30,000 to 40,000+ ADT and transform the corridor into Bay County's primary commercial spine. Highway-fronting parcels with existing entitlements are positioned to benefit most from this investment. DEVELOPMENT POTENTIAL: The approved Development Order and completed engineering work transfer to virtually any commercial use. A buyer pursuing car wash, QSR, fuel station/C-store, retail, medical office, or other commercial development would modify the site plan but retain the benefit of existing regulatory approvals, concurrency certification, and stormwater design — saving an estimated $50,000-$100,000+ and 10-14 months in entitlement timeline compared to starting from raw land. 2.75 acres of highway-visible upland on a widening 6-lane corridor with entitlements substantially complete. This is a rare opportunity to acquire permitted, development-ready commercial land in one of the Florida Panhandle's fastest-growing corridors. Development Order valid through December 2026.