We’re starting a weekly newsletter. Most people find out about our articles through Facebook, which doesn’t show every article to every person who “Likes” our Facebook page. Some articles do very well, while others don’t reach many people.
We can tell a lot of people miss a lot of our articles. Some complain that all we write about is crime, when that’s at most 20% of what we cover. Others ask questions that we’ve already answered (“What’s going on with the old Walmart?”).
The weekly newsletter will include links to our best articles of the preceding week. Please sign up!
Inspectors hit Ruvens hard in their latest inspection report. The deli restaurant on Jog Road in Delray was reported as having 31 violations including 10 marked high priority. The worst of it was a sweet cream cheese sauce with “mold-like growth” that appeared to be six weeks old.
Food with mold-like growth in sweet cream cheese sauce in walk in cooler. Prep date 6/25/18. See stop sale.
Potentially hazardous (time/temperature control for safety) food cold held at greater than 41 degrees Fahrenheit……tuna salad, chicken salad, egg salad, roast beef , beef brisket, white fish salad all at temperature between 46°-51° in display case at front line. Per operator food being held less than four hours. Employee moved food to walk in cooler at time of food …..butter 65°, cream cheese 61° in reach in cooler at kitchen. Operator not aware how long Food being out of temperature ( other food 37°-38° in same cooler) . Operator discarded food at time of inspection. **Corrective Action Taken**
Potentially hazardous (time/temperature control for safety) food cooked/heated yesterday/on a previous day not cooled from 135 degrees Fahrenheit to 41 degrees Fahrenheit within a total of 6 hours. Food has been cooling overnight. ……chicken goulash 51° in a dipper than 4 inches container with covered in walk in cooler. Per chef it is yesterday left over food from hot holding . See stop sale.
Potentially hazardous (time/temperature control for safety) food hot held at less than 135 degrees Fahrenheit or above….cabbage soup top part 99° to 102° when cook stair it was 166° . Advised cook stair food often. **Corrective Action Taken**
Raw animal food not properly separated from ready-to-eat food…..raw burger next to over storing bread in tall reach in cooler at kitchen. PIC properly stored it at time of inspection. **Corrected On-Site**
Ready-to-eat, potentially hazardous (time/temperature control for safety) food marked with a date that exceeds 7 days after opening/preparation….cream cheese sauce mold growth in it ,prep date was 6/25/18. Employee discarded food at time of inspection. **Corrected On-Site**
Single-use gloves not changed as needed after changing tasks or when damaged or soiled….employee touched Dishmachine and then grabbed bread without changing gloves and wash hands. Discussed with employee, employee changed gloves and washing hands at time of inspection. **Corrected On-Site**
Stop Sale issued due to food not being in a wholesome, sound condition….mold growth in cream cheese sauce
Stop Sale issued on potentially hazardous (time/temperature control for safety) food due to temperature abuse…. chicken goulash 51° in a dipper than 4 inches container with covered in walk in cooler. Per chef it is yesterday left over food from hot holding
Wiping cloth sanitizer solution exceeds the maximum concentration allowed….over ++200 ppm. Operator corrected it at 200 ppm at time of inspection. **Corrected On-Site**
Another bad inspection report was for La Rural, a relatively new Argentinian steakhouse on 441 in Parkland, north of Hillsboro. They had 21 violations including 7 high priority. They found a dish of pears that had been cooked over three weeks earlier.
In-use utensil stored in unclean water at or above 135 degrees Fahrenheit. Water was at 122F, employee moved water to reheat. **Corrective Action Taken**
Potentially hazardous (time/temperature control for safety) food cold held at greater than 41 degrees Fahrenheit. 18 lbs. Sausage 46-59F held since 8/7/2018 in reach in cooler flip top at end of cookline with ambient temperature of 66 F. See stop sale.
Potentially hazardous (time/temperature control for safety) food hot held at less than 135 degrees Fahrenheit or above. Rice held at 58F on steam table, per chef just turned off to clean. Steam table is located opposite of stove. Operator reheated rice to 178F **Corrected On-Site**
Raw animal food stored over or with ready-to-eat food in reach-in freezer – not all products commercially packaged. Raw beef ribs on top of cooked ham in reach in freezer by dry storage. Operator moved cooked ham to top shelf. **Corrected On-Site**
Ready-to-eat, potentially hazardous (time/temperature control for safety) food marked with a date that exceeds 7 days after opening/preparation. 3 lbs Cooked pears in walk-in cooler cooked on 7/16.
Stop Sale issued due to food not being in a wholesome, sound condition. Ready-to-eat, potentially hazardous (time/temperature control for safety) food marked with a date that exceeds 7 days after opening/preparation. 3 lbs Cooked pears in walk-in cooler cooked on 7/16. **Warning**
Stop Sale issued on potentially hazardous (time/temperature control for safety) food due to temperature abuse. Potentially hazardous (time/temperature control for safety) food cold held at greater than 41 degrees Fahrenheit. 18 lbs. Sausage 46-59F held since 7/7/2018 in reach in cooler flip top at end of cookline with ambient temperature of 66 F.
Two other restaurants had 20 or more violations: Dean Anthony’s Express Pizza on Yamato east of Military Trail (24 violations, 3 high priority) and China Spring on 441 in West Boca, near the Sandalfoot Cumberland Farms (20, 2).
Just below that were some surprises including:
Burt & Max in Delray Marketplace (19 violations, 8 high priority)
La Pizzeria on Sample in Margate (18, 8)
Bonefish Macs on Sample in Coral Springs (18, 5)
Picanha Brazil on 441 near Sandalfoot (17, 2)
Long Island Bagel on 441 near Target (17, 4)
Orient House Express on SW 18th near Military (17, 4)
Smokey Bones on 441 near Target (16, 5)
Sweet Tomatoes on Beracasa (16, 5)
Packy’s in Loggers’ Run (15, 4)
Yakitori Sake House in Royal Palm Place (15, 3)
Five restaurants had perfect inspections. In West Boca it was the Wendy’s on Glades near Lyons Road. Also notable was La Tre Vietnamese on East Palmetto Park Road and Sapori in Royal Palm Place.
Near-perfect inspections (1 violation) were reported for the First Watch in Mission Bay and two Chipotles in West Boca – the one at Glades and 441, and the one on Military Trail near the Office Depot HQ. Vinny’s All Day Cafe in the Woodfield plaza also had only one violation.
Zinger’s Deli and Einstein Bagles, both in Shadowood, had only two violations each.
Three violations each were reported for Miller’s Ale House on Glades near Lyons, LaSpadas Hoagies near Town Center, Brendy’s Ice Cream near Doris Market, and Bolay in Polo Club Shoppes.
As usual our full spreadsheet for this report is below:
The State Attorney’s office for Palm Beach County, run by Dave Aronberg, botched the murder prosecution of Tilus Lebrun, who killed West Boca’s Jimmy Karaloukas at the victim’s Jimmy the Greek restaurant.
Lebrun was just found not guilty by reason of insanity on Monday on all charges including subsequent incidents of felony battery on law enforcement officers.
Insanity is established when:
(a) The defendant had a mental infirmity, disease, or defect; and
(b) Because of this condition, the defendant:
1. Did not know what he or she was doing or its consequences; or
2. Although the defendant knew what he or she was doing and its consequences, the defendant did not know that what he or she was doing was wrong.
Mental infirmity, disease, or defect does not constitute a defense of insanity except as provided in this subsection.
(2) BURDEN OF PROOF.—The defendant has the burden of proving the defense of insanity by clear and convincing evidence.
West Boca News obtained a copy of the psychologist’s report that was prepared for the prosecution. The report starts off with the question asked by the prosecution:
“Whether Mr. Lebrun was legally sane at the time of the offense.”
If you read the statute, that is not the correct question. It is overly simplistic. The psychologist should have been asked to address the language of the statute.
It seems clear that the psychologist would have answered yes to part (a) of the statute – that Lebrun had a mental disease. But the bigger issues are in part (b). Did Lebrun know what he was doing? If so, did he know that what he was doing was wrong?
Those two questions are not addressed in the prosecution psychologist’s report. But the evidence shows Lebrun knew what he was doing. The probable cause affidavit reflects a statement he made right after he was arrested:
The unanswered question is whether Lebrun knew that what he was doing was wrong. For that we know under Florida law that it was his burden (or his lawyer’s) to prove that by clear and convincing evidence. This is a high standard to meet for the defense.
There’s a recent example of this in a case out of Orlando, Rodriguez v. State. In that case Rodriguez had the same diagnosis as Lebrun (paranoid schizophrenia) and the insanity defense was similarly based on hallucinations and delusions. The jury found Rodriguez guilty* even though seven defense expert witnesses testified he was insane and the prosecution did not offer an expert witness.
The appeals court noted in Rodriguez that:
the jurors were free to consider Rodriguez’s hallucinations and delusions as evidence of whether he suffered from a mental infirmity, disease, or defect, [but] they were only permitted to consider whether this condition caused Rodriguez at the time of the offenses to not know what he was doing or the consequences of his actions, or whether he knew that what he was doing was wrong.
Due to blunders by Aronberg’s office the victims and their families were deprived of a fair hearing on this important issue. An Orlando jury faced with similar facts denied the insanity defense. Lebrun’s insanity defense should have been determined by a Palm Beach County jury.
*Although the Rodriguez case was reversed on appeal (on a technical legal issue related to jury instructions), Rodriguez pled guilty before the second trial. He was sentenced to 30 years and later committed suicide in prison.
A wild incident took place on Saturday at the Sandalfoot Publix here in West Boca Raton. Devaris Frederick of Hollywood Florida allegedly stole a woman’s purse while in the line waiting to pay the cashier. He ran out of the store and into a waiting U-Haul van. Comically as the van drove off, witnesses say Frederick fell out of the back door of the van.
Witnesses then chased Frederick, tackled him, and held him down until deputies from the Palm Beach Sheriff’s Office arrived. Deputies also found a crack pipe in Frederick’s possession, but no lingerie.
FDLE records indicate Frederick has a substantial criminal history including two lengthy stays in some of the finest all-inclusive resorts the State of Florida has to offer.
Broward County court records reveal Frederick had just been released from jail on a pending felony grand theft charge with an electronic monitoring agreement that means he should have had a GPS device on his ankle. It was not mentioned in the probable cause affidavit. He may be returning to a state prison in the near future.
We are hoping to get video from this incident, either from PBSO or possibly from locals who were reportedly recording on scene.
Trying out a new name for our restaurant inspection reports, the restaurant inspectors rat them out. So they rat on them. Rat on … Raton … Not sure this works but giving it a shot.
The biggest number for this week goes to Ichiyami Buffet in Royal Palm Place. Inspectors reported 28 violations. This is not the first time Ichiyami has had a high number. On the bright side there was only one high priority violation:
Potentially hazardous (time/temperature control for safety) food cold held at greater than 41 degrees Fahrenheit. KITCHEN – three Cases of Aqua-cultered Salmon 48F Sitting on floor at end of hot cook line. Th heads of fish were in some crushed ice.. The bodies and tails were in cool water and no ice. – Moved to walk in cooler **Corrective Action Taken**
Eight restaurants had twenty or more violations reported. In West Boca they included:
Perrada Del Gordo on 441 (26 violations, 3 high priority)
Saiko-I Sushi Lounge on SW 18th (24, 3)
Pita N Go on 441 (22, 3)
Bagel City South on SW 18th (20, 3)
In East Boca Basilic Vietnamese had 24 violations with 3 high priority.
The worst inspection was Pizza Carousel in Coral Springs with 24 violations including 6 marked high priority and a stop sale:
Employee handled soiled dishes or utensils and then handled clean dishes or utensils without washing hands. Employee washing dishes. Cook- dropped utensil on floor, sauce splattered on floor, he cleaned the floor with a cloth- no handwash. **Repeat Violation**
Hot potentially hazardous (time/temperature control for safety) food received at less than 135 degrees Fahrenheit. Cooked meatballs and sauce at 126F, hot hold for 1 hour, advised manager to reheat to 165F.
Potentially hazardous (time/temperature control for safety) food cold held at greater than 41 degrees Fahrenheit. 24 qts. of cooked marinara sauce as per manager cooling for 2 days in WIC (58°F – Cooling) See Stop Sale
Potentially hazardous (time/temperature control for safety) food cooked/heated yesterday/on a previous day not cooled from 135 degrees Fahrenheit to 41 degrees Fahrenheit within a total of 6 hours. Food has been cooling overnight. Covered and too deep. 24 qts. of cooked marinara sauce as per manager cooling for 2 days in WIC (58°F – Cooling) See stop sale.
Ready-to-eat, potentially hazardous (time/temperature control for safety) food not consumed/sold within 7 days after opening/preparation. 4 lbs. of cooked chicken breast dated 7-10-18 in RIC as per manager was cooked 2 weeks ago. See stop sale.
Stop Sale issued on potentially hazardous (time/temperature control for safety) food due to temperature abuse. 24 qts. of cooked marinara sauce as per manager cooling for 2 days in WIC (58°F – Cooling) See Stop Sale
There was one more with over 20 violations – Beijing Palace on Jog Road in Delray had 21 with 3 high priority.
Other big numbers for notables in and near West Boca were:
Brooklyn Water Bagel on Powerline at Palmetto (19 violations, 3 high priority)
All Ribs Costelaria on Powerline near Boca Grove (17, 3)
Japango in Delray Marketplace (16, 6) (“Stop Sale issued due to food not being in a wholesome, sound condition….sushi rice at room temperature being held more than four hours.”)
Asia on Powerline at Camino Real (16, 3)
Shanghai City Chinese off Glades near the Turnpike (15, 1)
Way Beyond Bagels on Jog in Delray (15, 3)
Casimir Bistro in Royal Palm (15, 3)
Boca Bagelworks on Glades near Boca Rio (13, 4)
Sicilian Oven on St. Andrews (13, 4)
Jersey Mike’s Subs in the same plaza (13, 1)
Pollo Tropical in that plaza (12, 2)
Anthony’s Coal Fired Pizza at Boca Grove (13, 2)
Casa Tequila Mexican on Glades near Boca Rio (11, 1)
Brickyard Microbrewery on Palmetto near Powerline (10, 2)
China Cafe in Loggers’ Run (10, 0)
Mozzarita Bar on Clint Moore in The Reserve (10, 1)
This week’s winners with perfect inspections were LuBlu Bakery & Cafe in Somerset Shoppes, Marlee’s Bistro & Cupcakery on Glades near Boca Rio, Five Guys Burgers near Town Center, and Dunkin Donuts in the Woodfield plaza.
Lucille’s BBQ in Woodfield was near perfect with just one violation, as was Brendy’s in Polo Club Shoppes.
Other inspections worth mentioning:
McDonald’s at Clint Moore & Jog (2, 0)
Papa John’s Pizza on Glades near Boca Rio (2, 0)
Miller’s Ale House on Yamato at Broken Sound (2, 0)
Burger King on Glades near Boca Rio (2, 0)
New York Grilled Cheese on Federal Highway across from Mizner Park (3, 0)
Rotelli’s Pizza in West Boca Square (3, 1)
Panera on Military Trail near Town Center (3, 3)
Sushigo on Federal Highway (4, 0)
Original Pancake House on Glades in Somerset Shoppes (4, 1)
BurgerFi on SW 18th near Powerline (5, 1)
Cream in Westwinds near Home Depot (7, 1)
Hooters near Town Center (7, 2)
Burgerim in Mission Bay (8, 0)
Chili’s on 441 at Palmetto (8, 1)
Jimmy the Greek on Glades (9, 3)
Yard House in Mizner Park (9, 1)
Villa Rosano on Clint Moore (9, 1)
As usual our spreadsheet from this report is attached:
A crime drama unfolded right on the edge of West Boca. Almost as interesting as the crime is the story of their dramatic change of appearance over the past year. The photo above left was taken in early 2017. The photo on the right is from their recent mugshots.
Details from the Palm Beach Sheriff’s Office (PBSO) indicate:
On June 26, 2018, the HUSBAND/WIFE team, suspects; Brandon Froum, and Mirabehn Froum, were inside 7-Eleven when they attempted to steal/conceal items and flee, when confronted by the clerk, Mirabehn sprayed a chemical spray in the clerks face. After a brief struggle the suspects fled in a Toyota 4Runner.
Both suspects were apprehended during a traffic stop in unincorporated Delray Beach on Thursday, July 19, 2018. This husband and wife team are now currently residing in the PBC Jail.
PBSO released photos from inside the robbery scene:
The Mobil Gas Station is located in the 13500 block of S. Military Trail, Delray Beach, a few miles north of the Boca-Delray line. The arrest was reported to be in “unincorporated” Delray, which is generally what we call West Delray, again just north of us.
As usual there’s more to the story. Mrs. Froum has had two misdemeanor cases this year, retail theft in January, and possession of narcotics equipment in March, both resolved in May with guilty pleas. Mr. Broum had a felony arrest in March which is still pending in the courts. In that case he’s accused of “aggravated battery”, and the probable cause affidavit indicates Mrs. Froum was involved. Part of that affidavit is below, and even the police officer notes Mr. Froum’s change in appearance:
Froum allegedly stabbed the victim in the arm with a large kitchen knife. His bond in that case had been set to $50,000 ($25K each on two counts) and he was bailed out on April 9th. The aggravated assault count was dropped but the aggravated battery remains pending. His bond was revoked as a result of the new arrest. Mrs. Froum’s bond on the new charges is set at $100,000 on each of two counts – Felony Petit Theft and Felony Battery.
We don’t know how their criminal case will work out but they may have potential for a reality TV show about weight loss and makeovers.
It should be noted that the appearance of the two individuals is so dramatically different that we can’t rule out the possibility this is some kind of identity theft or fraud. We think they’re the same people, but we’re not sure.
For the first half of 2018, home sales that closed in The Bridges averaged 1.04 million at $268 per square foot. Most homes sold between $800,000 and $1.5 million but there was one that sold for $2.3 million and a seven homes sold under $800K, mostly smaller models around 2600 square feet. Twenty seven homes sold, ten of them for more than $1 million.
Seven Bridges homes averaged higher at nearly $1.4 million with most going between $900,000 and $2 million. Three homes sold just under $900K, with only one of them smaller than 3200 square feet. The average was just over $300 per square foot. Seventeen homes sold in total with twelve of them over $1 million.
The Bridges transactions are all or nearly all resales of existing homes. They sell, on average, in close to four months. Many of the Seven Bridges transactions are new homes and they’re taking over five months to sell. On both sides of Lyons Road they’re actually taking longer to sell because the numbers don’t include failed listings. Sixty listings expired or canceled in the first half of the year, more than the 44 that closed.
For example 9610 Labelle Court in Seven Bridges was purchased from the builder in early 2016 for $2 million. After the buyer did substantial upgrades it was listed by a Miami-based brokerage in 2016 for $2.9 million. That listing canceled after four months, and then another Miami broker listed it for $2.3 million. It’s a 6-bedroom house with 7500 square feet, 7 full bathrooms, 2 half baths, and loaded with features and high end finishes. In the middle of 2017 the seller switched to a Palm Beach County realtor. The house finally closed in early June for $2.05 million. The statistics show it was on the market for 10 months but it was really 22 months.
The biggest transaction of the year so far was in Seven Bridges where 16525 Fleur De Lis Way sold for $3.2 million. It’s a six bedroom house with six full bathrooms and another two half baths, all in just over eight thousand square feet. The house was bought new from the builder in 2016 for $2.9 million. The new owners are a successful business couple. The wife is a casino executive and is now president of the Atlantis resort in the Bahamas.
The second biggest deal was in The Bridges, 16876 Crown Bridge Drive, at $2.3 million for a six bedroom in 7500 square feet. The average sale in the Bridges was 3900 square feet, while the average in Seven Bridges was 4600 square feet.
While the vast majority of the homes are selling for well over $200/sq.ft. and some over $300/sq.ft., there are still some “bargains” in The Bridges. Just under $190 per square foot were 8658 Lewis River Road ($960,000 for a 5200 square foot 5-bedroom) and 16658 Gateway Bridge Drive ($796K for a 6-bedroom with 4300 square feet).
Three restaurants in and near West Boca were hit with 20 or more violations in early July. At the “top” of the list was Fat Boyz BBQ in Deerfield Beach with 26 violations including 7 marked high priority and stop sale orders on several items:
Potentially hazardous (time/temperature control for safety) food cold held at greater than 41 degrees Fahrenheit. Cheese 56-60°F – Cold Holding in walk-in cooler. Food in cooler with ambient temperature of 62-64F overnight. Food not maintaining 41F or below for longer than 4 hours. Food has not been pulled , portioned or prepped . See stop sale.
Potentially hazardous (time/temperature control for safety) food cooked/heated yesterday/on a previous day not cooled from 135 degrees Fahrenheit to 41 degrees Fahrenheit within a total of 6 hours. Food has been cooling overnight. Pasta salad 46-51°F; Ribs 46-48°F; brisket 46-50°F, Chicken 46-48F , beans 46-48F and sweet potatoes 46-48F all at walk-in cooler. Foods cooling overnight at walk-in cooler with an ambient temperature of 62-64F in covered over-stacked containers. Foods have been cooling since approximately 9 pm last night. See stop sale.
Raw animal food stored over cooked food. Raw turkey stored over cooked pasta salad in walk-in cooler and raw shelled eggs over cut cabbage at walk-in cooler. Operator removed raw turkey. **Corrected On-Site**
Shell eggs held in a unit maintaining an ambient air temperature greater than 45 degrees Fahrenheit. Whole shelled eggs at walk-in cooler cold holding at an ambient temperature of 62-64F. Food in cooler overnight. Food not maintaining an ambient temperature of 45F or below for longer than 4 hours. Food has not been pulled , portioned or prepped . See stop sale.
Stop Sale issued on potentially hazardous (time/temperature control for safety) food due to temperature abuse. Potentially hazardous (time/temperature control for safety) food cooked/heated yesterday/on a previous day not cooled from 135 degrees Fahrenheit to 41 degrees Fahrenheit within a total of 6 hours. Food has been cooling overnight. Pasta salad 46-51°F; Ribs 46-48°F; brisket 46-50°F, Chicken 46-48F , beans 46-48F and sweet potatoes 46-48F all at walk-in cooler. Foods cooling overnight at walk-in cooler with an ambient temperature of 62-64F in covered over-stacked containers. Foods have been cooling since approximately 9 pm last night. Potentially hazardous (time/temperature control for safety) food cold held at greater than 41 degrees Fahrenheit. Cheese 56-60°F – Cold Holding in walk-in cooler. Food in cooler with ambient temperature of 62-64F overnight. Food not maintaining 41F or below for longer than 4 hours. Food has not been pulled , portioned or prepped . Shell eggs held in a unit maintaining an ambient air temperature greater than 45 degrees Fahrenheit. Whole shelled eggs at walk-in cooler cold holding at an ambient temperature of 62-64F. Food in cooler overnight. Food not maintaining an ambient temperature of 45F or below for longer than 4 hours. Food has not been pulled , portioned or prepped . See stop sale.
Toxic substance/chemical improperly stored. Medicine ( Bayer tables) on shelf by cookline next to spice containers. Spic n Span cleaner next to gloves in front counter area.
Vacuum breaker missing at hose bibb or on fitting/splitter added to hose bibb. On outside of building , on east side.
La Granja near Town Center and the fairly new Orient Garden in the Sandalfoot Publix plaza were both up there. La Granja had 22 violations with 5 high priority, and Orient Garden had 20 violations with 6 high priority. Orient Garden (which may go by the name Oriental Garden) also had a stop sale:
Stop Sale issued on potentially hazardous (time/temperature control for safety) food due to temperature abuse. 3 qts. of egg drop soup (119°F – Hot Holding); 2 qts. of sweet and sour sauce (121°F – Hot Holding); 5 qts. of wonton soup (120°F – Hot Holding) all in hot hold for 4 hours.
Perfect inspections were reported for Dunkin Donuts at Kimberly & Lyons, Tutti Frutti in Shadowood, and the Subway across from the International Jewelry Exchange. The Brendy’s at Jog and Clint Moore was near perfect with one minor violation.
Some other good reports were:
Jimmy John’s in Westwinds (Home Depot plaza) and Subway in Boca Greens, each with two minor violations
Phenomenom Nitrogen Ice Cream in Polo Club Shoppes with two minor violations
Jersey Mike’s Subs in Somerset Shoppes (Glades & Lyons) and Dunkin Donuts by the Jewelry Exchange with two violations each
Jon Smith’s Subs and Domino’s Pizza in Mission Bay with three violations each, and Panera in Mission Bay with four violations
Others worth noting in this report include:
House of Bread & Coffee near Sandalfoot and Cumberland Farms (18 violations, 3 high priority)
City Boys Pizza on Sandalfoot (16, 3)
Pollo Tropical at Lowe’s on 441 (16, 1)
IHOP in Mission Bay (15, 3)
Bagel Factory Cafe (formerly Boca Kosher Bagel) in the Boca Grove plaza (15, 1)
El Balcon de las Americas at 441 and Sandalfoot (13, 4)
Fresh Kitchen on Military Trail (10, 0)
Maya Flavors of India on St. Andrews near Town Center (9, 2)
Hashi Sushi Thai in Shadowood (8, 0)
Yokohama in Boca Lyons Plaza (6, 0)
Dominic’s on Glades by the Turnpike (5, 0)
As usual our spreadsheet for this report is below:
The average price in The Oaks fell to $1.11 million in the first half of 2018, down from $1.26 million in 2017. On a dollars per square foot basis prices also fell from $244 per square foot to $221 per square foot, a 9.4% drop. What this really reflects is that 2017 was a good year for sellers and this year appears to be returning to similar numbers we saw in 2016.
Twenty three homes sold so far this year. On the bright side this is a faster pace than 2017 where a total of 36 homes closed in the full year. There are currently 39 listings, down significantly from the 50 we reported earlier in the year. The reduced saturation may help sellers going forward.
More listings failed than closed, with 23 listings canceled and another 6 expired. The average transaction took over five months, but that doesn’t account for previous failed listings of those houses.
The top price so far this year is $2.05 million for 17738 Middlebrook Way. Built in 2004, this genuine mansion has seven bedrooms in nearly 10,000 square feet on a 1/3 acre cul de sac lot. The seller was Kenneth Hudson, CEO of a prominent South Florida advertising firm. All other sales were 6500 square feet or less.
The biggest deal in dollars per square foot was 17519 Cadena Drive selling for $1,745,000. At just under 3450 square feet it works out to $320 per square foot. Built in 2015, it just sold at the end of June and the property appraiser records have not updated yet. The only other home selling for over $300 per square foot, and just barely, was 9082 Pintura Way at $1.63 million for 5400 square feet.
The best bargain was 17541 Circle Pond Court selling for $1.09 million for this 6500 square foot house with six bedrooms, seven full bathrooms and three half baths. It’s loaded with features including an 11-seat media room.
The seller was Benzion Abboud, a noted entrepreneur, investor and an interesting guy. You can see an interview with him here:
The house was on and off the market a few times dating as far back as 2008 with list prices as high as $2.7 million.
The two lowest prices were foreclosed, bank-owned homes. 17874 Lake Azure Way sold for just $500,000. Short sale attempts failed in 2010 and 2011, and the foreclosure was completed in 2013. JP Morgan Chase Bank sat on it for a few years until they listed it in 2017. It foundered on the market until an investor finally bought it and even then the transaction took another six months to close. With a price this low it could have been a house with defective drywall but we can’t see any evidence of that. It otherwise seems to have great bones with five bedrooms in 4700 square feet. The other distressed sale was 17585 Middlebrook Way, another five bedroom house with 4300 square feet that sold for $695,100.
Overall ten of the homes sold for over $1 million and fourteen sold for less than a million. Most homes sold for $880,000 or more and the average home had five bedrooms in just over 5000 square feet.
Boca Chase includes two areas of single family homes to the west and east along with some 55+ senior communities in the middle.
Western Boca Chase
Thirteen single family homes sold in the western part of Boca Chase with prices ranging from a high of nearly $460,000 down to $265,000. This section of Boca Chase has less reported crime, perhaps because it’s further back or maybe criminals fear getting trapped in a place with only one way out. It’s one of the safest non-gated communities in West Boca and offers some great bargains for buyers.
Two somewhat larger houses sold for $450K or more. 11061 Lakeaire Circle in Impressions III closed at $459,000 with four bedrooms in 2700 square feet. The house was fully renovated with some nice features in the kitchen including a deep sink and a wine refrigerator. Selling at $450,000 even was Coral Bay’s 18116 Blue Lake Way, also a four bedroom with an extra full bath in 2800 square feet. This one had fewer updates but a waterfront lot.
A total of five homes sold in Impressions I, with three-bedroom 21421 Millbrook Court selling for the most at $415,000. That house took over 7 months to sell but the patient seller was rewarded with a good price for only 2100 square feet.
The low end prices were both in the Impressions subdivisions. At bottom was 21271 Sawmill Court, a foreclosed bank-owned 1900 square foot 3-bedroom that needs some work. Also below $300,000 was 11225 Jasmine Hill Circle, a 3-bedroom with 1700 square feet with a barebones listing from a Miami realtor indicating that the house needs TLC and upgrades.
Other than those two troubled homes, the floor in the western part of Boca Chase seems to be around $350,000. 21230 Sawmill Court sold for $350,900 with only two bedrooms in 1700 square feet. It did have some nice remodeling.
Eastern Boca Chase
The eastern section of Boca Chase is mostly single family homes with a small section of townhomes, though no townhomes sold in the first half of 2018.
Only one home sold over the $400K mark, 18484 102nd Way S in Bentbrook. It’s a four bedroom with 2300 square feet and it sold in just three days. The house is in an odd location, backed up the Florence Fuller center.
A few homes sold in the upper 300s. 10173 182nd Court S in Barrington went for $390,000 with four bedrooms in 2000 square feet. That house had extensive remodeling with some nice finishes, though the black kitchen appliances may have clashed for some buyers. It took three months to sell.
Two more of those homes sold in Bentbrook. 10331 186th Court S ($381,150, 3 beds, 2500 sq.ft.) and 10377 185th Street S ($380,000, 4 beds, 2300 sq.ft.).
The lower end held up better than in western Boca Chase with two smaller 1400 square foot houses in Hidden Lake selling for $318,000 and $310,000. Nothing sold below $310K, but there were no REO or short sale transactions.
We include Boca Vista in our Boca Chase report. It’s a small gated community of thirty homes. 10184 Boca Vista Drive sold for $385,000 with three bedrooms in 2000 square feet.
Boca Chase 55+
Twenty homes sold in the senior parts of Boca Chase with prices from $164,000 to $265,000.
The top prices for these active adult communities were in Greenbriar and Sweetwater. 10537 Greenbriar Court was the highest at $265,000 for the three bedroom with 1800 square feet. 10981 Lakemore Lane A in Sweetwater sold for $260,000 with two bedrooms in 1550 square feet. Nothing in these two communities sold for less than $205,000, with a total of thirteen sales.
Waterberry peaked at $195,000 for 10863 Waterberry, a two bedroom with 1400 square feet. Seven units sold with the bottom being two 1400 square foot villas at $164,000 and $165,000.
Ten single family homes within Lakes at Boca Raton sold in the first half of 2018 along with three townhomes and three villas. The single family home prices ranged from just over $300,000 for a foreclosed three bedroom to $492,500 for a four bedroom in Harbour Lakes with 2400 square feet. Townhomes and villas ranged from $200,000 to $242,500.
Single Family Homes
Harbour Lakes had the three top sales for the first half of the year. The biggest was 10738 Seacliff Circle at $492,500 for this four bedroom in 2400 square feet. Features include extensive remodeling with gorgeous floors, a screened-in pool and a large lot with lake view. 10756 Sea Cliff Circle, the same model just around the corner without the remodeling, sold for $435,000.
Two somewhat smaller four bedrooms homes sold in Cypress Bend for $412,000 (2100 square feet) and $400,000 (1900 square feet). Three homes sold in the mid-300s, one each in Pelican Cay, LaCrosse and Symphony.
The two lowest single family prices were in Port Cayman. 10696 Plainview Circle sold for $320,000 with three bedrooms in 1500 square feet. It took seven months to sell. Reading the phrase “everything is immaculate” in the listing and then looking at the photos may have caused cognitive dissonance for some prospective buyers.
Townhomes and Villas
The highest price for townhomes was $242,500 for 10274 Riverbend Terrace 14B, a three bedroom unit with just over 1200 square feet. It was the largest unit sold so far this year. All the rest were two bedroom units with 1100 square feet or less. A few doors down the villa at 10282 Riverbend Terrace sold for $220,000 with just 1000 square feet.
The low end was 10324 Windswept Place, the same model villa that sold for $199,900.