Palma Vista and Avalon Home Sales 2018 First Half

Five homes sold in Palma Vista and two in Avalon in the first half of 2018. They seem to be moving slower as they all took over two months to sell and five of the seven took over 100 days, and prices seem to be down.

Palma Vista

The highest price for both neighborhoods was $655,000 for a 6 bedroom, 3700 square foot two story at 21074 Bella Vista Circle in Palma Vista. The house had been rented out the past couple years. Overall Palma Vista home prices seem down a bit. It’s possible that the new “Uptown Boca” development to be built just northeast of the community is affecting values but we’re not sure if that’s it. Two of the homes were bank owned foreclosures. One of them sold for only $372,000 with 4 bedrooms and 2800 square feet all on one floor.

The other foreclosure was a large 3800 square foot house that sold for only $546,000. The best deal for a seller was 9736 Palma Vista Way selling for $526,000 with just 2500 square feet.

The community has a location with unique benefits, in particular the ability to walk into the Jewish Federation campus for the Jewish schools and JCC.

Avalon

21830 Cypress Palm Court sold for $585,000 with 5 bedrooms in 3550 square feet. The house has deluxe finishes in the kitchen and at least one bathroom.

9786 Parkview Avenue sold for $580,000 with 5 bedrooms in 2900 square feet. The interior is a mix of recent upgrades with some dated features like flooring and windows.

Boca Pointe Real Estate – Mid-year report for 2018

Boca Pointe entrance from Powerline Road; image by Google

157 homes sold in Boca Pointe in the first half of 2018, including 57 single family homes, 29 townhomes and villas, and over 70 condominiums. Pricing varied widely from $150,000 at the low end of the condos up to $800,000 at the top of single family homes.

Those shopping for homes need to be careful as a few listings misclassify townhomes and villas as condos or vice versa, or the homes don’t neatly fit into either category and the listings aren’t clear about it. We’ve seen this in other communities as well.

Boca Pointe is subdivided into several “villages” as shown on their map, below:

Boca Pointe village map.

Single Family Homes

$800,000 was the top price in Boca Pointe in the first half of the year. 7154 Montrico Drive in Encantada (south of SW 18th) is a 4 bedroom, 4 1/2 bath house with 3900 square feet all on one floor. It has some nice features including a kitchen that’s over the top. The backyard has a screened in pool faces the Hillsboro Canal and county line.

The top 9 house sale prices were in Encantada and Esplanada down to $575,001 (yes, apparently someone negotiated to a single dollar like that). The second highest price was $722,500 for 22599 Esplanada Circle W, with 5 bedrooms and 4 baths in 3750 square feet on two floors. While it’s 33 years old, it looks modern and appears to have undergone substantial remodeling.

Houses in three other “villages” of Boca Pointe also broke the $500K mark including $555,000 for a 2800 square foot 3 bedroom in La Corniche, $530,000 for a 5 bedroom with 3000 square feet in Villa Flora. Two smaller houses in Palomar, right next to Esplanada, went for $515,000 (2400 square feet) and $500,000 even (1950 square feet). The latter looks like it was recently refreshed to sell the house. In total 15 houses sold for $500K or higher.

22 houses sold in the 400s spread over most of the single family villages. Among those the largest was a 2700 square foot 4 bedroom in Costa Brava that sold in just one week for $470,000. 6262 Brava Way is a two-story that had a dated interior but a good location with a large lot and views of the Hillsboro Canal. On the small side was 23105 Via Stel, an 1800 square foot 3 bedroom in great condition located in tightly packed Villa Stel.

Only one house sold for less than $300,000, 7338 Panache Way, at $280,000. It’s a 3-bedroom with 1900 square feet.

Townhomes and Villas

While most of the highest prices for townhomes and villas were in the new Pointe 100 section, some large ones in El Dorado Court also sold well. The top price went to 22806 El Dorado Drive in El Dorado Court, at $601,400. It’s a 4-bedroom townhome with over 3600 square feet. The even larger 22879 El Dorado Drive sold for $525,000 with 4 bedrooms and 5 bathrooms in nearly 4000 square feet.

Several Pointe 100 homes sold including 6712 Quiet Wave Trail 46 at $597,500. That model has 2200 square feet with 3 bedrooms and took over 5 months to find a buyer. A similar model at 6657 Quiet Wave Trail Unit #98 sold for over $100,000 less at $493,447. The low price for that section was 22954 Clear Echo Drive 29 at $459,000 for a 4 bedroom 2400 square foot model. The website indicates that Boca Pointe has sold out.

In the low 400s, another large El Dorado model sold for $410K while a villa and a townhome in Caravelle sold for $425K (2600 square foot villa) and $405K (2400 square foot townhome).

Two townhomes and a villa sold in the 300s, all close to 1700 square feet with prices from $320,000 to $350,000. Two were in Meridiana and one was in Plum.

13 units sold for prices below $300,000, down to $210,000 for a small 1100 square foot townhome in Plum.

Condominiums

Condo prices were mostly between $150,000 up to $395,000. There was one outlier on the high end with 7235 Promenade Drive unit 601 selling for an even $500,000 after nearly 5 months listed. The 3200 square foot 3-bedroom is fully renovated with nice finishes. Two floors up in the same Imperial Royale building the penthouse model #801 is 3400 square feet but with a dated interior. It sold for $395,000 in less than a month.

Other buildings with units selling for $350,000 or more include Promenade and Regency near the clubhouse. Also on the east side of Powerline 22760 Mandeville Place F in Montego Bay sold for $362,500, listed as a condo but it’s a second floor unit in a 2-story low-rise building that looks more like a townhouse, and includes a 1-car garage.

Ten units sold between $303,000 and $330,000 with sizes varying from 1600 to 2500 square feet in Promenade, Regency, Montego Bay, Villa Sonrisa, Southwinds and Lakes at La Paz.

Between $250,000 and $290,000 there were another twelve units, mostly in the same sizes but with two in La Paz as low as 1300 square feet. 7448 La Paz Place 204 was fully renovated and the 2 bedroom, 2 bath model with 1323 square feet sold in 2 1/2 months.

The biggest number of units – over 35 of them – sold between $200,000 and $247,500. Many of these are in La Paz but the group also includes Villa Sonrisa, Promenade, and Plum. Most of these are smaller, generally 1600 square feet or less with a few exceptions. 7546 La Paz Boulevard 205 is a typical unit at just over 1550 square feet with 3 bedrooms and 2 baths and some limited upgrades. It sold for $229,000 after just over six months on the market.

At the low end 16 units sold for prices below $200,000. All of them were under 1600 square feet with some as small as 1100 square feet, most in La Paz, Plum and El Viento. 6683 Via Regina and 6666 Via Regina in Plum each sold for $190,000, both 2 bedrooms with less than 1200 square feet on the second floor.

Boca Winds and Boca Falls Real Estate Mid-Year Report – 2018

21375 Falls Ridge in Boca Falls sold for $735,000 in February after 4 1/2 months on the market. Image by Google.

Boca Winds

Boca Winds saw 26 home sales in the first half of 2018, with 9 of those in Ashley Park and 7 in Waterways. The community continues to have a low inventory with only 10 homes on the market. There is only one home listed in Ashley Park.

Low inventory often leads to higher prices as demand outstrips supply. Boca Winds certainly saw some good prices with 22257 Vista Lago Drive getting the highest by far at $680,000.

22257 Vista Lago Drive; image by Google.

With 6 bedrooms in over 3500 square feet, the house has gorgeous lake views and significant upgrades. It was the only transaction in Carlyle Estates.

Four homes sold in the 500s with the 3600-square-foot 12672 Tucano Circle in Waterways going for $590,000. Our favorite spot in Boca Winds is Waters Edge Estates where 12613 Little Palm Lane sold for just over $550,000.

Ten homes sold in the 400s. 12641 Maypan Drive in Waterways sold for $490,000 with 5 bedrooms in 2900 square feet, while Ashley Park’s 22559 Grouper Court was purchased at $415,000. The high price in Ashley Park was 22480 Swordfish Drive at $425,000 with over 2200 square feet, a water view and even a little dock.

Nine homes sold in the 300s, most of them in Ashley Park with a couple in Regency Place. And two homes in Ashley Park went for under $300K. 22412 Sea Bass Drive took the low number at $280,000. I actually went to this for an open house. It felt even smaller than the 1300 square feet the listing reports, and the interior looks like it was never updated in 30 years.

The biggest buyer’s bargain was 12931 Elmford Lane in Regency Place, which has 1900 square feet and sold for $365,000. The house is on a cul de sac lot and has a short walk to the Hillsboro Canal and nature hikers might appreciate the easy access to the Fran Reich Preserve.

Boca Falls

There’s a bit more inventory for buyers in Boca Falls with 11 homes currently listed, though four of the subdivisions have no listings at all.

22 houses sold in Boca Falls in the first half of 2018. Prices ranged from a low of $450,000 for a small 4-bedroom in the Cascades subdivision up to $735,000 for a 3800 square foot 5-bedroom in The Estates. Of the 22 sales, 6 were priced over $600,000 with the highest prices in The Estates ($735K and $660K for the same 3800 square foot model) and Crystal Pointe ($650K each).

Twelve sales were priced in the 500s from $505,000 to $585,900. Five houses sold under $500,000 including two bank-owned foreclosures. Other than a couple of problem listings, everything sold under $550,000 was small, generally under 2800 square feet.

Six homes sold in Crystal Pointe while there was only one each in The Estates, Cascades, and Emerald Pointe, and no sales in Victoria Falls.

The seller horror story was 12700 Yardley Drive in Emerald Pointe. The house was originally listed for $619,000 in April of 2017 by a discount broker. After a price reduction to $599,000 and 6 months on the market the listing expired. The seller listed again with the same real estate agent for another four months, lowering the price a few times until the listing expired again in February. With dogged determination the seller doggedly stuck with the same agent for another listing and another series of price reductions until they got down to $529,900 and it sold 6 days later for $519,000.

12700 Yardley; image by Google

The sale price is well below what we see for similar houses. With over 3300 square feet the closing price works out to just over $150 per square foot. It’s a large house with updates throughout including marble in the bathrooms, wood floors, a media room, custom kitchen and more. We see a couple similar size homes in Boca Falls with fewer upgrades that sold quicker and for much better prices.

47 Homes Sold in Loggers’ Run – Mid-Year Report for 2018

22585 Lemon Tree Lane in Tamarron; image by Google.

Loggers’ Run had 47 homes sold in the first half of 2018. 37 of the sales were single family homes, along with higher prices for the 10 townhomes and villas in Timberwalk.

Winding Lakes

There were only two transactions in the Winding Lakes subdivisions so far this year. 21503 Sweetwater Lane S in Winding Lakes III sold for $665,000, the highest in Loggers’ Run. The 5-bedroom, 3-bath house had extensive renovations and a nearly one-acre lot. The selling price was well below its original list price of $799,000.

In Winding Lakes I (south of Palmetto Park Road), 22396 Waterside Drive sold for $585,000 with 4 bedrooms, 2 1/2 baths, a 0.6 acre lot and a very impressive kitchen, all in 2900 square feet.

Tamarron

Also south of Palmetto, 22585 Lemon Tree Lane (picture at top of article) sold for $547,250 with 4 bedrooms and 2 baths in just 2500 square feet. This is another large lot at 1.2 acres.

Island Lakes

North of Glades Road, three homes sold in Island Lakes including 11874 Island Lakes Lane at $580,000. This is a rare two-story home in Island Lakes with 5 bedrooms and 3 1/2 baths in nearly 3100 square feet. The house sold in just 7 days. With higher list price and patience the sale price could have topped $600,000.

The other two sales in Island Lakes were the popular 2440 square foot model with 11560 Island Lakes Lane selling at $500,000 in just 5 days and 11720 Island Lakes Lane at $450,000 after 3 months on the market. The lower priced home had a more dated interior, though an arguably better location.

Indian Head

Indian Head was very active with eight sales already, compared to eight sales for all of 2017. 21044 Shady Vista Lane was the only home in 2018 so far that sold for over $400,000 at $440,000. That house has 4 bedrooms and 2 baths in 2100 square feet. Thanks to fresh renovations it sold in just 5 days.

Two homes on Shady Vista sold for $390,000 each, at 21077 Shady Vista Lane and 20972 Shady Vista Lane. Selling for $380,000 was 20858 Sugarloaf Lane, and two more sold for $370,000 – 21269 Purple Sage Lane and 20847 Sugarloaf Lane. These are all 3 and 4 bedroom homes between 1900 and 2500 square feet, and all sold in less than two months.

The low end in Indian Head was 21230 Raindance Lane at $335,000 with 3 bedrooms and 2 baths in 2000 square feet. It’s not clear from the listing why it sold for so much less, but it sat on the market for nearly 5 months.

Crystal Cove Estates

The newer homes on Kensington Court continue to sell well. Prices and sales volume are similar to 2017. There have been two sales so far in 2017:

The nearly 3900 square foot house at 11605 Kensington Court sold for $642,500 after 10 months on the market. Smaller but all on one floor, 11597 Kensington Court sold for $611,000 in less than three weeks.

Call or text Warren at 518-225-3710, or e-mail warren@westbocanews.com for help buying or selling homes in West Boca.

Country Landing

As usual the Country Landing subdivisions were the busiest with 17 transactions so far in 2018. Prices varied more with a low of $295,000 for the small 1400 square foot house at 11418 Country Sound Court in Country Landing I, and three houses going for over $450,000.

11944 and 11956 Sunchase Court in Country Landing 4; image by Google.

In Country Landing 4, north of Glades Road, 11956 Sunchase Court sold for $465,000 with 4 bedrooms and 2 baths in 2000 square feet, and it went in just 3 days. Next door the same model at 11944 Sunchase Court got $455,000, also selling quickly.

Two more of the same model sold in Country Landing 3 over $400K with 21100 Woodspring Avenue at $457,400, in just 11 days, and next door 21090 Woodspring Avenue at $415,000 in only 5 days. And three more sold under $400K. A bank-owned foreclosure sold for only $330,000, while the other two went for $365K and $395K.

Country Landing I had 3 sales including the $295K low price, and two 1900 square foot 4-bedrooms at $380K and $350K.

There were six sales in Country Landing II, most in the mid-300 price range. 11668 Quiet Waters Lane managed to get $394,000 with only 1640 square feet. Listed as needing TLC, 21303 Summertrace Circle only got $315,000 out of its 1750 square feet.

Cimarron

Cimarron continues to sell well with a high price of $420,000 for the 1900 square foot 3 bedroom at 21636 Little Bear Lane. The low there was 11480 Chipmunk Drive with 2600 square feet, the price possibly affected by its corner location facing busy Ponderosa Drive.

Timberwalk

22529 Vistawood Way sold for $275,500 with extensive remodeling inside; image by Google.

Prices are up 7.5% in Timberwalk to an average of nearly $250,000. Of the 10 transactions this year so far, only two were below the 2017 average of $232,000, and only slightly below at $225K and $226K. Six of the transactions in the first six months of 2018 were at $250,000 or above, compared to four for all of 2017. The high price remains at or near $275,000, with 22529 Vistawood Way selling for just above that with 3 bedrooms and 2 baths in 1400 square feet.

Whisper Walk and Villa San Remo 2018: Mid-Year Report

Whisper Walk entrance; image by Google.

Whisper Walk was busy in the first half of 2018 with 56 units sold. The high price was 8451 Springlake Drive at $267,000 for a 3 bedroom, 2 bath unit in 1650 square feet, with updates in the kitchen, bathrooms and floors.

8086 Springside Court B sold for $255,000 with only 2 bedrooms and 1300 square feet after a very nice renovation. Those are two of the three sales over $250,000. There were nine units that sold for between $200,000 and $250,000. 22 homes sold for prices above $150,000 but below $200,000.

At the low end 21 of the sales were for $150,000 or less, bottoming at $104,000.

Villa San Remo and Whisper Walk; image and map data by Google.

Villa San Remo

Eight units sold in Villa San Remo with prices up to $315,000. The biggest number goes to 8656 Via Giula at $315,000 for a 3 bedroom, 2 1/2 bath villa with over 1600 square feet. The home has some nice updates and features.

Villa San Remo entrance. Image by Google.

18396 Via Di Regina was the only other unit over $300K at $310,000 with 3 beds, 2 baths and 1500 square feet.

From there it dropped off to the other six units selling in a tight range from $248,900 up to $265,000. Most of them are around 1500 square feet.

Mission Bay Home Sales 2018 Through June

Mission Bay home sales for the first half of 2018. Image and map data by Google. Additional data by FlexMLS and Warren Redlich.

A total of 42 homes sold in Mission Bay in the first half of 2018, including 31 single family homes and 11 townhomes.

Single Family Homes

Only one home sold in Cordova Estates, at the second highest price in the development. 20369 Hacienda Court, with 5 bedrooms and 3 baths in 3,054 square feet, was purchased for $558,000 after five months on the market.

20369 Hacienda Court; image by Google.

The price seems low for the size and condition of the house, but the odd location on the corner of a makeshift cul de sac may have made it harder to sell.

Six houses sold in The Isle, including the highest price in Mission Bay. 10735 Avenida Santa Ana landed a buyer at $630,000 in only 47 days. The house has 5 bedrooms and 3 baths in over 3100 square feet on one floor, with some very nice finishes and features throughout the house

Two smaller 2500 square foot houses in the Isle sold for $490K and $495K while the lowest prices were $393K and $394K for two bank-owned foreclosures.

Sonata also broke the $500K mark with 20270 Monteverdi Circle selling at $529,000 in just 13 days. The 5 bedroom, 3 1/2 bath house has 3000 square feet on two floors.

The courtyard home at 20270 Monteverdi Circle sold for $529,000. It has a small pool or guest house facing the street. Image and map data by Google.

Not far behind was 10934 Ravel Court at $480,000 with 4 bedrooms in 3000 square feet. There were five other home sales in Sonata, with two of them below $400K. Both of those were due for some updating.

Rounding out the north side of Glades, six houses sold in Ventura, three of them between $460K and $465K. All of those were 4 bedrooms with roughly 2300 square feet and they sold quickly. Ventura had another quick sale at $450K, and one buyer got a bargain with 20380 Cozumel Court at only $380,000 with 2500 square feet, remodeling and a new roof. Two attempts to sell via Miami brokers failed and then a Palm Beach broker got it done.

The highest price south of Glades was $485,000 for 20940 Avenel Run in Regatta. The house has 4 bedrooms and 3 1/2 baths in 2800 square feet, and it sold in only 5 days. Recent renovation with high end finishes certainly helped.

Two houses sold in La Costa, with 20933 La Plata Court going for $450,000 with 4 bedrooms and 3 baths in only 2260 square feet. The seller had done some remodeling, especially in the kitchen, but the bathrooms were dated. It went fast after only 5 days on the market.

20933 La Plata Court; image by Google.

Also in La Costa the smaller 20921 La Plata Court sold for $379,000 in less than a month with 3 bedrooms in 1900 square feet.

Laguna had five sales. 10694 San Bernardino Way was the top there at $426,000 for a 4-bedroom in 2200 square feet. Right behind it in price, the larger 2900 square foot 5 bedroom at 10668 Santa Laguna Drive went for $123,500.

Two houses in Laguna sold very low at $321,000 and $313,500, both 3 bedrooms with 1900 square feet and in need of work. The cheaper one’s listing indicated a mold problem.

Harbour Springs had three sales. Two smaller houses with 1900-2000 square feet sold for $375,000 and $376,000, while the larger 2900 square foot 5 bedroom at 11201 Harbour Springs Circle took an even $400,000. The house was on and off the market for over 18 months and sold well below its $489,000 listing price.

Townhomes

Reflections saw 8 transactions from $274,000 for a 1600 square foot 2 bedroom on Via Marisa to $325,000 for 10490 Lake Vista Circle (3 bedrooms, 3 baths, 2000 square feet).

Three townhomes sold in a tighter range in Las Flores with a 1600 square foot 4-bedroom on Via Jasmine selling for $294,000 and two 1800 square foot models on Via Oleander each selling for $300,000.

Boca Woods and Stonebridge Home Sales 2018 So Far

Eighteen homes sold in Boca Woods for the first half of 2018, while Stonebridge saw eleven transactions. The mandatory membership golf club communities have seen home prices challenged by a high volume of homes listed and a limited number of buyers. Despite that the news in the first half of 2018 looks good for home sellers.

Boca Woods

The high price last year in Boca Woods was $410,000 and that was topped by two sales. 10842 Pine Bark Lane went for $450,000, while 11391 Boca Woods Lane got $430,000. On the downside four homes sold in a low range from $110,000 to $125,000. Three houses sold in the low $300s from $315K to $330K. Most of the lower priced homes are around 2000 square feet, while those over $250,000 were all 2800 square feet or larger.

Despite the saturation problem (currently 40 homes listed for sale), prices appear to have risen both on the high end and the low end.

Stonebridge

With 35 homes listed Stonebridge is still a buyer’s market. Two houses sold for $95,000, both lower than the 2017 low of $102,500. Three houses sold over $450K, but no others over $370K. The top price was $490,000 for 10818 Ashmont Drive, with 3 bedrooms and 4 baths in nearly 3600 square feet.

The best buyer’s bargain was 10578 Stonebridge Boulevard, with over 3500 square feet selling for just $255,000.

In 2017 there were 5 sales over $400k with two all the way up at $495K. There’s half a year to go for 2018 so there’s hope that there will be more sales in the high 400s or even one breaking the $500K mark. Three of the homes listed are asking for prices above $600K. Boca Woods home sellers are less ambitious with none listed over $500K.

Sandalfoot Cove Home Sales 2018

Sandalfoot Cove is one of a few “census designated places” in West Boca, and has its own Wikipedia page.

Sandalfoot Cove; image and map data by Google.

Single Family Homes

Single family homes had the largest number of transactions and of course the highest prices. 77 houses sold in the first half of 2018 (through June 29th). Only one sold under $200,000 and it was listed as a “handyman special.”

Boca Rio Heights dominated the high end with the top five prices including two houses selling over $500K and three more over $400K, all on Martella.

22491 Martella Avenue sold for $560,000 in only 6 days with 4 bedrooms, 2 1/2 baths and 2400 square feet on a cul de sac lot. Image by Google.

One other house, in Trends, broke the $400K line with 23131 Sunfield Drive selling for $415,000. Over $350K we see one more home in Trends, one in Boca Trace, and two in Crescent Lakes. There were a few other transactions in Crescent Lakes, which is a hidden gem.

Crescent Lakes entrance; image by Google.
23180 Bentley Place in Trends sold for $317,000 with only 1230 square feet.

There was a bunch of transactions right around $300,000 with 11 homes selling from $298K to $302K including Country Park, Boca Barwood and various sections of unspecified Sandalfoot Cove. Another 22 houses sold from $250K to $295K. 12 more sold under $250K with several of those in Country Park as well.

Call or text Warren at 518-225-3710 for help buying and selling homes in West Boca.

Townhomes and Villas

For homes listed in the MLS as townhomes or villas we see 61 transactions. On the map we see three clusters.

One large townhome in Addison Lakes sold for $320,000, the only one over $275K. Three sold in River Oaks and Royal Woods in the low 270s. Only 16 townhomes sold for less than $200,000. Four units sold for under $150K, three of them in Village Green.

The categorization of homes (condo, townhome, villa, and even single family) can be misleading. We see several homes in the data that are incorrectly listed in the wrong categories, and did our best to correct for those errors.

Condos

72 homes listed as condos in the MLS sold, all west of Lyons Road. Communities include Boca Barwood, Edgewood, Isle of Sandalfoot, Boca Cove and more. The highest prices were in Royal Woods selling as high as $250,000, but these look more like townhomes. The vast majority of sales were for prices below $180,000. Eleven condos sold for under $100K. The lowest prices were three condos in Sandalfoot South selling for under $80,000.

Mobile Homes

There’s a small section of mobile homes in Sandalfoot Cove near SW 18th and 441.

10 mobile homes sold in the first half of 2018. Five of them sold for prices above $150,000, while only one sold for less than $100K.

196 Sales in Century Village for First Half of 2018

South entrance to Century Village Boca; image by Google.

Homes are selling well in Century Village this year, with nearly 200 transactions from January 1st through today. Prices are up a little compared to what we saw there in 2017.

While they are getting good prices they aren’t selling that fast. The average unit sold in two months, which is slow for this price level. That is probably due to high inventory, with 163 homes currently listed.

4 Story Buildings

The 4-story buildings in the center of the complex are doing particularly well, with the average price topping $100,000. For those 93 homes the average price was $104,000 on an average size of just over 910 square feet. Three units sold for over $200,000 including 2075 Yarmouth D at $275,000 for 2 bedrooms and 2 baths in nearly 1600 square feet. It’s a startling price because the unit doesn’t even appear to have been recently remodeled, but it is the largest unit we’ve seen.

In the same building 4066 Yarmouth D sold for $260,000 with just under 1400 square feet, again a larger than typical unit without much remodeling.

The biggest price per square foot goes to 4037 Ainslie C which sold for $230,000 with only 1032 square feet with nicely remodeled kitchen and bathrooms.

Buildings in Ainslie and Yarmouth are close to the synagogues allowing religious Jewish residents to walk more easily on the Sabbath. This drives up prices similar to what the new Chabad is doing in Boca Greens.

A total of 39 units in the 4-story buildings sold for prices of $100K or higher. There are still bargains to be had, with more units selling for less than $100K including thirteen that sold for $60K or less. Four of those were bank-owned.

Satellite image of Century Village Boca. Image and map data by Google.

3 Story Buildings

In the 3-story buildings the average transaction was $56,000 for 760 square feet. Three of the units sold for over $100,000 with 452 Fanshaw K snatching the biggest number at $110,000, which was remodeled with high-end finishes in the kitchen and baths. Everything that sold for over $65,000 were 2 bedroom 1 1/2 bath units with 835 square feet.

243 Dorset F sold for $105,000 and followed a trend we’ve noticed in remodeling these units, opening up the space by removing some or all of the wall between the kitchen and family room.

20 units sold for $40,000 or less, two of them bank-owned. All units that sold for $45,000 or less were 1 bedroom models ranging from 600 to 715 square feet.

Rentals

As expected the rental market remains active with 51 units currently listed for rent on the MLS. 115 rentals closed since the beginning of the year, not surprisingly lower than the 151 in the fall. We believe many units are also rented outside the MLS system.

Real Estate Mid-Year Report for Southwind Lakes, Boca Landings, Boca Fontana, Saddlebrook & Town Villas

For the east side of 441 between Spanish Isles (Saddlebrook) and Olympic Heights High (Boca Fontana), fifty-eight single family homes sold in the first half of 2018. There were also 14 villas sold in Town Villas and 2 townhomes sold in Boca Fontana. This is our first mid-year report and is based on data through June 26th.

Neighborhoods in this report. Image and map data by Google.

Boca Landings

At the high end two single family homes in Boca Landings North sold for just over $500,000.

9701 Enchanted Pointe Lane sold for $510,000. Image by Google.

Six more houses sold in Boca Landings North for prices of $420,000 or higher, mostly with 4-bedrooms and around 2400 square feet.

Seventeen more houses sold in the rest of Boca Landings (aka Weitzer). At the lower end six of them sold for under $300,000 including a 3-bedroom on Cloud Lake Circle for only $232,000. These are mostly smaller models with some as small as 1100 square feet. On the good news side for homeowners several sold higher with most going for over $300,000 and many over $350K. A particularly odd sale was 9590 Islamorada Terrace. This bank-owned home sold for $410,000 with 4 bedrooms in only 2000 square feet with some minor remodeling. The sale price was $25,000 higher than the list price. It’s a nice cul de sac lot with a lake view but it looks like the buyers overpaid on that one.

Call or text Warren for help
buying or selling houses in West Boca: 518-225-3710
Or e-mail warren@westbocanews.com

Southwind Lakes – American Homes

The largest number of transactions was in Southwind Lakes (American Homes) with a total of 23 closed sales. The highest price was $410,000 for 9539 Newport Road, a 4-bedroom house with 1900 square feet. That house was nicely remodeled and has a pool with a lake view and a tiki hut.

Some prices were much lower, as low as $245,000 for a smaller 1300 square foot house, and a bank-owned home (REO) selling for $242K. Eleven of the transactions were below $300K. But some smaller homes sold for fairly big prices. 19489 Colorado Circle is a 3-bedroom with under 1150 square feet and it sold for $334,000. Similarly the 1400 square foot 3-bedroom at 19095 Winslow Terrace sold for $354,000.

Saddlebrook

Eight houses old in Saddlebrook so far this year, all smaller homes from 1300 to 1600 square feet. Five of them sold for over $300K. The highest price was 9080 Saddlecreek Drive at $320,000 with 4 bedrooms and 2 baths in 1600 square feet, selling just 2 days after it was listed. At the bottom was 18428 Alydar Way for $235,000 with 3 bedrooms in 1300 square feet.

Town Villas

Fourteen villas sold in Town Villas, all of them 2-bedroom, 2-bath models with around 1200 square feet. Prices ranged from a low of $89,000 up to $222,000. At the top, five homes sold from $195K to $222K. The $89K low price was unusual, with the next lowest at $140,000 and everything else going for $150,000 or more.

Boca Fontana

Two townhomes sold in Boca Fontana (Casa Sul Lago), one for $275K and the other for $300K. Both have 3 bedroom and 2 1/2 baths.

There were also two single family home sales in Boca Fontana. 9304 Neptunes Basin Court sold for $410,000 with 3 bedrooms in 1800 square feet. The larger 9676 Triton Court sold for $345,000 with 4 bedrooms in 2000 square feet.