Boca Falls Homes Sold 2017: $415K to $820K

48 homes sold in Boca Falls during 2017. Prices ranged from a low of $415,000 up to a high of $820,000. The neighborhood average was $586,000 for a 3200 square foot house with 4 or 5 bedrooms and a 3-car garage. Homes in this price range take a little longer to sell, with a Boca Falls average of just over two months.
That $415K low is the lowest price not related to foreclosure that we’ve seen in Boca Falls in at least three years. The real low in Boca Falls is closer to $450K, and most homes sold for well over $500K.

Map of Boca Falls subdivisions; image and map data by Google. Subdivisions added by West Boca News.

Differences in Boca Falls are not as dramatic as some other developments like Boca Winds, Loggers’ Run or Mission Bay. The Estates and Crystal Pointe are generally seen as more expensive, mainly because the houses are larger.
Cascades
Six homes sold in the Cascades subdivision with an average price of $540K. 21776 Westmont Court was the largest at 3250 square feet with 5 bedrooms and the highest price at $650,000. Four 4-bedroom models between 2700 and 3000 square feet sold from $473K to $575K. The smallest home that sold in Boca Falls this year, 12306 Antille Drive with 3 bedrooms and 2 1/2 baths in under 2000 square feet, sold for $475,000.
Crystal Pointe
21798 Marigot Drive sold for $735,000 with 4 bedrooms and 3 1/2 baths in 3500 square feet.

The average in Crystal Pointe for 2017 was $645,000, held down a bit by one distressed 5-bedroom that sold for $570K. The three highest prices were all on Marigot Drive including two large homes that went for nearly $750,000.
Emerald Isle
12806 Hyland Circle sold for $535,000; image by Google.

Emerald Isle has the lowest turnover in Boca Falls and only one home sold on Hyland Circle in 2017. 12806 Hyland Circle, a 5 bedroom with 2800 square feet on two floors, sold for $535,000.
Emerald Pointe
12641 Yardley Drive sold for $642,000 with 5 bedrooms in 3300 square feet. Image by Google.

Five homes sold on Yardley Drive in 2017, with the biggest price variation among the subdivisions. Two smaller 2500 square foot models sold for just under $450K, while the 4600 square foot 12570 Yardley Drive sold for $820K. Two 3300 square foot also sold, a four bedroom for $522K and a five bedroom for $642K. The average for Emerald Pointe was $574,000.
The Estates
21238 Falls Ridge Way sold for $755,000 with six bedrooms, four full baths and two half baths. Image by Google.

The Estates had the highest average price for 2017 at $665,000, and also the largest average size at 4000 square feet. Three 3200 square foot homes sold from $570K to $600K. A 3800 square foot 5-bedroom also sold for $590K. Three 4600 square foot models with 4-car garages sold, all for over $700,000, with the highest going for $790K. An even larger 7 bedroom with 5000 square feet on two floors sold for $702,000.
Majestic Bay
Three one-floor homes around 2700 square feet sold on Torbay Drive and Abington Court from $470K to $540K. Each has four bedrooms and two-car garages.
Majestic Pointe
21426 Gosier Way sold for $560,000 after four months on the market. The 4-bedrrom home has 2700 square feet. Image by Google.

Prices averaged $575K on Gosier Way and Halstead Drive. There was one distressed 5 bedroom that sold for $497K. Otherwise the transactions started at $515K for a 2700 square foot 4-bedroom up to $725K for a 5-bedroom with 3400 square feet.
Mystic Bay
21409 Crestfalls Court sold for $590,000 with 5 bedrooms and 3 baths. Image by Google.

Four homes, all five bedrooms, sold in Mystic Bay. One of them was a distressed sale at $495K for a 2800 square foot model on one floor. Two others of the same model sold for $590K and $615K. A 3200 square foot model on two floors with an extra 1 1/2 bathrooms sold for $628,000.
Mystic Cove
12307 Rockledge Circle, a 2450 square foot 4-bedroom, sold for $550,000 in 40 days. Image by Google.

Three one-floor models between 2400 and 2800 square feet sold for $550K to $604K. They all went for more than $200 per square foot and sold in less than seven weeks.
Victoria Falls
12299 Riverfalls Court sold for $605,000. Image by Google.

Cascades Pointe Drive and Riverfalls Court are both dominated by two models, both with three full baths and three-car garages. Three of the larger model, 3250 square feet with five bedrooms on two floors, sold for $600K, $605K and $605K. A fourth sale is pending at closer to $620K. The lower priced one is on a corner lot with no waterfront but has substantial upgrades including a new pool.
12372 Cascades Pointe sold for $530,000 in May after two months on the market. Image by Google.

The smaller model, 2350 square feet with four bedrooms on one floor, had two sales. One at 12372 Cascades Pointe sold for $530,000 in two months. That’s up from $425,000 two years earlier. The other at 12355 Cascades Pointe sold for the very low price of $415,000 after well over a year off and on the market. We may write an article comparing these two properties in the future.

Boca Winds Homes Sold 2017: $270K to $620K

Boca Winds entrance; image by Google

Over 70 homes sold in Boca Winds during 2017. Prices ranged from $270,000 in Ashley Park to $619,900 for a large 5-bedroom in Carlyle Estates. The average home sold for $410,000 and took five weeks to sell.

Boca Winds has several subdivisions of single family homes including Ashley Park, Baybury, Carlyle Estates, Hampton Park, Heritage Square, Monterey Bay, Regency Place, Waters Edge Enclave (aka Baywinds), Waters Edge Estates, and Waterways.
Boca Winds subdivision map; image and map data by Google with subdivisions added by us.

Ashley Park
22544 Sea Bass Drive sold for $337,500 in just under two weeks. Built in 1987, the house has 3 bedrooms and 2 baths. Image by Google.

Fourteen homes sold in the largest subdivision with prices from $270,000 for a bank-owned 1800 square foot 3-bedroom on Blue Fin Trail to $420,000 for the same size house with a fourth bedroom on Swordfish Drive. Two smaller homes, just under 1400 square feet, in Ashley Park were the only other homes in Boca Winds selling for under $300,000. The average price for Ashley Park was $340,000. Some 2400 square foot models tended to sell for over $350,000. Most homes sold in a month or less, but a few homes lingered on the market driving the average up close to two months.
Baybury
12490 Baywind Court sold for $435,000 in 18 days. It has four bedrooms and three baths in just under 2200 square feet. Image by Google.

Six homes sold on Aqua Court and Baywind Court with prices from $385,000 for a 2000 square foot 3 bedroom to $449,000 for a 2200 square foot 4-bedroom.
Carlyle Estates
22352 Siesta Key Drive sold for $619,900. The 5 bedroom was built in 1995. Image by Google.

Carlyle Estates had the highest average price for 2017 at $529,280 and the biggest transaction with a 4000 square foot 5-bedroom on Siesta Key Drive selling for $619,900 in just 3 days. That works out to just over $150 per square foot. The other sales in Carlyle Estates, all on Vista Lago Drive, were over $180 per square foot. All between 2400 and 2800 square feet, the 4-bedrooms sold from $480,000 to $509,000 while the 5-bedroom went for $543,000.
Hampton Park
22250 Kettle Creek Way sold for $450,000 with four bedrooms and three baths in 2250 square feet. Image by Google.

Nine homes sold in Hampton Park, all in less than three months. Only one house sold for under $400,000, an 1800 square foot 3-bedroom on Flower Drive for $335K. The other transactions went from $400,000 for a 4-bedroom with under 2200 square feet on Collington Drive up to $490,000 for a 2900 square foot 5-bedroom on Cranbrook Road.
Heritage Square
12045 Quilting Lane sold for $413,000 in under two weeks. The house has 4 bedrooms and 2 1/2 baths in 2445 square feet. Image by Google.

All but two of the nine Heritage Square homes sold in less than a month. Four homes at 2000 square feet or less sold for under $400,000 with prices from $352K to $381K. Four larger 4-bedroom homes over 2200 square feet went from $413K to $475K.

12141 Quilting Lane sold twice, with the lowest price at $330,000 in April (bankruptcy sale), and then for the highest price at $475,000 in September. From the photos there was not a lot of work done so it looks like a very successful flip for a flipper who lives in Loggers’ Run.
Monterey Bay
22151 Altona Drive sold for $412,000. The four bedroom house has 2269 square feet. Image by Google.

Ten homes sold in Monterey Bay all built between 1994 and 1996. Four models on Philmont Court at 1800 square feet and smaller sold between $315K and $383K. Six 2200 square foot 4-bedrooms sold from $406K to $435K mostly on Altona Drive.
The average price for Monterey Bay was $395,000. A 1600 square foot 3-bedroom that sold for $315K brought the average down below $400K. All of the homes sold in less than three months, most in less than five weeks.
Regency Place
22448 Middletown Drive sold for $340,000 in just 8 days on the market. It has 3 bedrooms and 2 1/2 baths in 1800 square feet. Image by Google.

Regency Place homes sold fast and cheap. Six of them sold in 2017 with five selling in 15 days or less. Five of the houses were 3-bedrooms under 2000 square feet and all of them sold for $370,000 or less, including a 1600 square footer for $300K. One somewhat larger home, a 4-bedroom with 2100 square feet, sold for $410,000.
Waters Edge Enclave
12323 Saint Simon Drive sold for $498,000; image by Google.

Three homes sold on Saint Simon Drive. The smallest at 2300 square feet sold for $425,000 after three months on the market. The largest at 3300 square feet sold in just over one month for $480,000. Both of those have four bedrooms. A 5-bedroom with 2800 square feet sold for $498,000 in three weeks.
Waters Edge Estates
All three homes that sold in Waters Edge Estates were $500K and up. 12680 Little Palm Lane was the bottom at $500K even, with 4 bedrooms and 3 1/2 baths in 3250 square feet. It sat on the market for over six months. The highest price was 22459 Tiki Drive at $546,000 for the same model. 12601 Little Palm Lane sold for $512K with 5 bedrooms in 2800 square feet.
Both Waters Edge Estates and Enclave are among the newest homes in Boca Winds, mostly built in 1998 and 1999.
Waterways
21798 Sugarberry Circle sold for $444,000 with 4 bedroom and 2 1/2 baths in 2600 square feet. Image by Google.

Last but really not least, nine homes sold in Waterways for an average of $447K, all of them $400K or higher. Two 3-bedrooms around 2150 square feet sold for $400K even. Two 5-bedrooms with 2900 square feet broke the $500K threshold selling at $510K and $523K.

Inspections Hit Pizza and Pita

City Boys Pizza, Pita N Go, and Anthony’s Coal Fired Pizza; images by Google.

Our year in restaurant inspections closes out with a pretty good report. Five restaurants had more than 10 violations with none over 20, which is not that bad.
The worst report goes to City Boys Pizza on Sandalfoot with 18 violations. The 6 marked high priority included stop sales and live roach activity:

  • All potentially hazardous (time/temperature control for safety) foods in reach-in cooler cold held at greater than 41 degrees Fahrenheit. Pizza station: 12 ounce pizza sauce (61°F – Cold Holding); 2 lbs mozzarella cheese (61°F – Cold Holding); .5 ounce spinach (61°F – Cold Holding). Per cook food was left overnight in unit, a service call has been made. Advised cook not to use unit until repaired. See stop sale.
  • Employee touching ready-to-eat food with their bare hands – food was not being heated as a sole ingredient to 145 degrees F or immediately added to other ingredients to be cooked/heated to the minimum required temperature to allow bare hand contact. Establishment has no approved Alternative Operating Procedure. Cook plating food with bare hands, advised cook to use gloves.
  • 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. See stop sale. 52 ounce of Marinera sauce at 57°F in walk in cooler. Per cook sauce was prepared on 12-28-17 and left in too deep pan overnight.
  • Roach activity present as evidenced by live roaches found. 1 live on wall next to three compartment sink. 1 live in dry storage area on plate. Cook moved plate to three compartment sink.
  • Stop Sale issued on potentially hazardous (time/temperature control for safety) food due to temperature abuse. 52 ounce of Marinera sauce at 57°F in walk in cooler. Per cook sauce was prepared on 12-28-17 and left in too deep pan overnight. Pizza station: 12 ounce pizza sauce (61°F – Cold Holding); 2 lbs mozzarella cheese (61°F – Cold Holding); .5 ounce spinach (61°F – Cold Holding). Per cook food was left overnight in unit, a service call has been made. Advised cook not to use unit until repaired. See stop sale.

Close behind was the nearby Pita N Go on 441 just north of Sandalfoot (the plaza north of Cumberland Farms). Pita N Go had 16 violations, and again 6 of them were high priority with a couple stop sales and live flying insects:

  • Cooked potentially hazardous (time/temperature control for safety) food not cooled from 135 degrees Fahrenheit to 41 degrees Fahrenheit within 6 hours. 3lbs gyro (46°F – Cooling) per manager was cooked on 12-25-17.
  • Dishmachine chlorine sanitizer not at proper minimum strength. Discontinue use of dishmachine for sanitizing and set up manual sanitization until dishmachine is repaired and sanitizing properly. Tested 0ppm. Advised to use three compartment sink.
  • Live, small flying insects in kitchen, food preparation area, or food storage area. More than 20 flies near three compartment sink on dirty dishes and trash can. Observe 1 live fly on chick pea, see stop sale. More than 5 in mop sink closet.
  • Potentially hazardous (time/temperature control for safety) food cold held at greater than 41 degrees Fahrenheit. Salad station: ; cut cabbage salad (49°F – Cold Holding); cooked beets (51°F – Cold Holding); cooked chick pea (56°F – Cold Holding) per manager reach in cooler not working. Observe melted ice, per manager food was placed in unit at 10:30am. Advised to move food to walk in cooler and replaced with didn’t one and add more ice. Advised manager can use TPHC.
  • Stop Sale issued due to adulteration of food product. 10 ounce chick pea, observe fly landing on food.
  • Stop Sale issued on potentially hazardous (time/temperature control for safety) food due to temperature abuse. 3lbs gyro (46°F – Cooling) per manager was cooked on 12-25-17.

The other big one in West Boca was Anthony’s Coal Fired Pizza on Powerline in the Boca Groves plaza. Inspectors reported 14 violations with 5 high priority, with a stop sale on several items:

Stop Sale issued on potentially hazardous (time/temperature control for safety) food due to temperature abuse. 8 oz milk (53°F – Cold Holding); 3oz half n half (53°F – Cold Holding)per manager food was placed in unit on 12-26-17. 1 gallon marinara sauce (94°F – Hot Holding) per manager was prepared at 9:00am. Did not reach 70°f with in two hours. 3:27pm cooked onions 102-100°f 4:19pm cooked onions 89-94 per manager made at 11:00am. 12 qts meatball sauce (46-50°F – Cooling) was made on 12-26-17 covered and placed in reach in unit.

The big numbers in East Boca were for The Brass Tap on Dixie Highway (16 violations, 3 high priority) and The Grille on Congress (on Congress of course, 13 violations, 3 high priority).
On the good news side of things three places inside Woodfield Country Club had perfect inspections including Blendz, Grill Room & O-Bar, and the employee cafeteria. Barefoot Cafe inside Polo Club had a near perfect inspection with just one minor violation. For both clubs, however, there were other inspections that were worse, though nothing awful. See our spreadsheet below.
Brooklyn Boys Pizza had only two violations on a complaint inspection.

Other notables in this report were Pollo Tropical on 441 in front of Lowe’s (8 violations, 1 high priority) and Boca Kosher Bagel next to Anthony’s Pizza (9 violations, 4 high priority).
Our spreadsheet for this report is below:
[gview file=”http://westbocanews.com/wp-content/uploads/2018/01/allinsp-12-31-2017.pdf”]

Mission Bay Homes Sold 2017: $255K to $652K

2017 was a good year for Mission Bay home sale prices. Mission Bay is another large development west of US-441 with several subdivisions. It includes single family homes and two different townhome subdivisions.

Map showing Mission Bay and surroundings. Image and map data by Google.

64 single family homes and 10 townhomes sold in Mission Bay during 2017. The average single family home sold in two months for $427,000 with 2400 square feet at $177 per square foot. The average townhome sold for $284,000 in 20 days with 1600 square feet at $179 per square foot.
Mission Bay subdivisions map. Single family subdivisions are in green text; townhomes in blue. Image and map data by Google.

In this article the single family homes are covered first, and the townhouses are at the bottom. Prices are up a lot. Just a couple years ago several single family homes in Mission Bay sold for under $300,000 and the top price was $565,000. In 2017 the lowest price was $330,000 and only a few homes sold under $350K. Three homes sold over $600K including the highest at $652K.
Cordova Estates
20340 Hacienda Court sold for $652,000. Image by Google.

Single family homes on the ungated Hacienda Court had the highest prices of homes sold in Mission Bay for 2017. Five houses sold. Three of them were roughly 2600 square foot 4-bedroom houses with prices from $450,000 to $503,000. A 3300 square foot 5-bedrooms old for $630,000. 20340 Hacienda Court was the highest price at $652,000 with 3100 square feet, 5 bedrooms and 3 1/2 baths.
The average price in Cordova Estates was $547,000. Most homes sold in less than two months, but one of the smaller ones sat on the market for over seven months.
The Isle
The Isle, which is gated, is sometimes perceived as the most expensive subdivision in Mission Bay. For 2017 four homes sold with an average price of $507,000. Three of them sold in two to three months On Sausalito Drive a 3-bedroom 2 1/2 bath house with 2500 square feet sold for $450,000, and a 2700 square foot 4-bedroom sold for $488,000.
On Avenida Santa Ana a 2500 square foot 4-bedroom sold for $475,000. The highest price in The Isle was $615,000 for 10712 Avenida Santa Ana, a 2700 square foot 4-bedroom all one one floor. That house was thoroughly remodeled and has a large lot with great water views from the backyard pool area. It sold fast – only 5 days.

Ventura
Nine homes sold in Ventura on Buena Ventura Drive and Vera Cruz Lane, all priced fairly close together from $405,000 up to $457,000. Eight of the nine were between 2200 and 2600 square feet. 10406 Buena Ventura drive, at 2900 square feet with five bedrooms, sold near the bottom at $406,000.
10274 Buena Ventura Drive actually sold twice during the same year. In January the 2400 square foot 4-bedroom sold for $425,000. It sold again in late November for $457,000 after some remodeling including the addition of a full bathroom.
Houses in Ventura took a little longer to sell on average with four of the nine sitting on the market for over 100 days. The average price was $422,000 at $175 per square foot.
Sonata
The average price in Sonata was $414,000, held down a bit by an REO (bank-owned) sold $340K. Other than that one the lowest price was $355,000 for a 2000 square foot 3-bedroom. The high price was $515,000 for 20270 Monteverdi Circle, a 5-bedroom with 3000 square feet on two floors. That price is $40,000 higher than the same house sold for a year earlier. The house had some upgrades in that year.
Most of the homes sold in less than a month, but a couple of them took 3-5 months.
Regatta
The gated Regatta subdivision in Mission Bay; image by Google.

Regatta was just behind Sonata with an average price of $412,000 for 2017. At the low end was a 1700 square foot 3-bedroom selling at $350,000. Three other homes sold for under $400K, with between 2000 and 2300 square feet. 10682 Wheelhouse Circle squeezes 5 bedrooms and 3 1/2 baths into 2200 square feet. That sold for $373,000.
The seven homes in Regatta selling for over $400,000 were all larger than 2400 square feet. 20958 Avenel Run was the highest price at $470,000. It has 5 bedroom and 4 baths in 3100 square feet.
Laguna
Eleven homes sold in Laguna for an average price of $402,000 after a month and a half on the market. Four 3-bedroom houses under 2000 square feet sold for less than $400,000, while six 4-bedroom houses over 2300 square feet sold for prices over $400K.
The highest price was $460,000, with two houses each selling for that. 10548 Mendocino Lane has over 3000 square feet, while 20331 Cozumel Court notched the same price with under 2600 square feet.
La Costa
Three houses on La Salinas Circle in La Costa sold in 2017 in a fairly tight price range. A 1900 square foot 3-bedroom sold for $370K, while two 2300 square foot 4 bedrooms sold for $405K and $415K. All three sold in 10 days or less.
Harbour Springs
Rounding out the single family homes in Mission Bay is Harbour Springs. Six homes sold on Harbour Springs Circle and Baybreeze Way with prices from $360K (1900 square foot 3-bedroom) to $412K (2700 square foot 4-bedroom). Also above $400K were two 2900 square foot houses. On average they took over two months to sell, with one home taking well over a year.

Townhomes
Townhome prices are up significantly from a couple years ago. In 2015 multiple townhomes sold for under $200K, and the highest price was $286,000. The lowest price for 2017 was $255K, and the top was $315K.
Las Flores
The Las Flores townhome subdivision saw three home sales. All three were between 1600 and 1800 square feet, with prices of $276K, $281K and $315K. All three sold in less than a month.
Reflections
Seven townhouses sold in Reflections with two smaller models going for $255K. The top price of $305,000 was a 2-bedroom with nearly 1700 square feet. The average unit sold in just over three weeks.

Loggers' Run Homes Sold 2017 – $198K to $1.1M

11351 Timberlodge in Loggers’ Run sold for $1.1 million; image by Google.

Loggers’ Run is a large community in West Boca. There are several subdivisions including the Timberwalk townhomes and single family homes in Cimarron, Country Landing, Indianhead, Crystal Cove Estates, Island Lakes, Winding Lakes, Tamarron and Ponderosa. Timberwalk in particular has seen substantial gains in home values over the past few years – see bottom of the article.
Loggers’ Run map with its neighboring communities. Image and map data by Google with development names added by West Boca News.

Single Family Homes Sold
The average price per square foot across the single family subdivisions was $187 for all of Loggers’ Run. Island Lakes had the lowest prices on a per square foot basis, coming in just below $180/sq.ft. Indianhead and Crystal Cove Estates were $185/sq.ft. and the others were all about $190/sq.ft. The houses typically sell in two months or less.
Ponderosa
The highest overall price for 2017 was an outlier at 11351 Timberlodge Terrace in the Ponderosa subdivision. The 7200 square foot home sold near the corner of Winikoff and Palmetto for $1.1 million. Two smaller Ponderosa homes sold for $600,000 (3000 square feet) and $680,000 (3300 square feet).
Winding Lakes
Eight homes sold in the Winding Lakes subdivisions. One 2900 square foot model sold for $500,000. The rest sold for prices of $615K or higher. The highest price and most per square foot was 21387 Sweetwater Lane, a 3450 square foot house with four bedrooms and three baths that sold for $760,000.

Crystal Cove Estates
Crystal Cove Estates is a small gated subdivision just north of Loggers’ Run Plaza. Three homes sold in 2017. A smaller 3000 square foot house sold for $595,000, while two 3500 square foot houses sold for $615,000 (11541 Kensington Court) and $659,000 (11637 Kensington). All three have five bedrooms and were built in 2000.
Map of subdivision in Loggers’ Run north of Palmetto Park Road. Image and map data by Google with subdivisions added by West Boca News.

Island Lakes
Island Lakes is a gated loop of one-floor houses on the north side of Glades Road, with the park to its north. There were seven homes sold in Island Lakes in 2017. Prices ranged from $392K for the 2400 square foot home at 11650 Island Lakes Lane to $542,500 for the 2950 square footer at 11283 Island Lakes Lane. The average price for Island Lakes was $463,500. Island Lakes homes took the longest to sell in Loggers’ Run with most selling in one to three months.
Indianhead
21215 Raindance Lane; image by Google.

Eight homes sold in the Indianhead subdivision with prices ranging from $332K to $430K. The most typical transaction was 21215 Raindance Lane, a 2000-square-foot 4-bedroom that sold for $373,000.
Cimarron
The Cimmaron subdivisions had 11 transactions in 2017. The low price was an REO (bank-owned, typically after foreclosure) 3 bedroom with less than 2000 square feet that sold for $325,000. A similar non-REO model sold for $341,500. Two homes sold for $410,000. One was a 2600 square foot 2-floor house with 3 bedrooms and 2 1/2 baths. The other was a 2100 square foot 1-floor with 3 bedrooms and 2 baths. The average price for Cimarron was $378,500.
Country Landing
Twenty homes sold in the Country Landing subdivisions, most in the $300K range. Two smaller houses (1600 – 1700 square feet) sold for $290K. The top two prices were on Woodspring Avenue at $395K and $385K, both somewhat larger between 2000 and 2200 square feet. The average in the Country Landing group was $337,000. Country Landing homes also seem to sell quicker, averaging less than a month.
Loggers’ Run subdivisions south of Palmetto Park Road. Image and map data by Google, subdivisions added by West Boca News.

Timberwalk Townhomes
Timberwalk is a community of townhomes just south of Loggers’ Run Middle School between Ponderosa and Judge Winikoff. It’s a very convenient location with a back gate into the school and a short walk to Publix and the Loggers’ Run shopping plaza.
Twenty-one of the Timberwalk townhouses sold in 2017 and prices averaged $232,000. Only one sold for less than $200,000 and just barely so at $198K. Four homes sold for $250K or more, with the top going to 22499 Vistawood Way at $275K.
22499 Vistawood Way; image by Google

Just a few years ago in 2014 most of the Timberwalk sales were for less than $200K with the bottom close to $100K and nothing over $240K. In 2013 the highest price was $190K.
They’re also moving quickly, with most selling in less than a month and about half in 10 days or less. On a per square foot basis the average was $176/sq.ft. with some smaller 1200 square foot 3-bedrooms going for over $200/sq.ft.

West Boca Girl Fight and Phony Outrage

Image from the fight in South County Park

Last week we shared a Facebook video of a fight in South County Regional Park. The video had been posted by Shakeel Munshi and a reader tagged us in a comment.
The video shows his daughter being hit by two or three other girls while several other kids watch. Mr. Munshi’s post claims that she “was getting bullied … because she was Muslim.” In his original post (before he edited it) he also claimed that it happened at West Boca High School, that his daughter was wearing an anti-bullying t-shirt, and that she did not fight back.
Mr. Munshi’s Facebook video now has over 2.7 million views. It went viral because of his lies and that led to a surge of phony outrage from around the world. We received numerous comments, negative reviews, threats, etc. from just about everywhere. The City of Boca Raton and their police department were wrongly targeted by this mob, even though the incident happened outside city lines and had nothing to do with them. The Palm Beach Sheriff’s Office and the school district were also besieged by the mob.
The father’s lies contributed to all of this. First of all as we learned from numerous sources and now confirmed by the Sheriff’s investigation, this had nothing to do with religion. The Sheriff’s office sent out an update this morning:

PBSO deputy met with West Boca Raton High School officials and confirmed the identity of all the suspects involved. The suspects and their families have been interviewed. All participants agreed the fight was over “a boy” and “a video that was circulated”. All parties AGREED to meet and to fight and a specific location and time. PBSO Deputy is preparing paperwork to charge the suspects involved with Simple Battery. Once complete, the investigation will be submitted to the state attorney’s office. THERE IS NO EVIDENCE OF A HATE CRIME.

It should be noted that generally the police and schools are required to protect the privacy of minors. We do not expect that they will publicize the kids’ names, the specific charges filed against them, nor the results of any court proceedings or school discipline. It is also unclear whether the “victim” will also be charged since the evidence indicates she agreed to meet and fight and there is video evidence of her fighting.
Among other lies, the father’s claim that she was wearing an anti-bullying t-shirt was obviously false. In the video you can easily see that she’s wearing a Bulls Football t-shirt. The West Boca High football team is known as The Bulls.

Munshi wearing a Bulls Football t-shirt

He has since edited his post to remove that claim.
He continues to maintain in his post that his daughter did not raise a hand to fight back: “She didn’t picked up a hand because don’t want to fight back.”
This is also a lie as demonstrated in a video showing a different angle of the fight:

If you look at Munshi’s video post again, you can see that the video was edited. It starts after the beginning of the above video so you don’t see her fighting back. And it also leaves out a portion between when his daughter is on the ground and gets back up. We still do not have a full video of this incident so we don’t know what really happened – and neither does the horde of trolls, social justice warriors, etc.
Another lie was the original claim that it happened at West Boca High. Anyone familiar with the school would recognize from the video that it was not on school grounds. We are told this happened in nearby South County Regional Park but we still haven’t gotten a straight answer as to where this was in the park. And his claim that all girls were from West Boca High appears to be inaccurate as at least one of the other girls is reportedly a student at Olympic Heights High School.
Mr. Munshi even misled us about his own location, offering to meet with us at his home in West Boca. But from an NBC Miami report he wasn’t even in the country at the time.
We have published a number of teen fight videos over the past few years. None of them got this much attention, but none of them made phony claims of racism or religious bias.
Some of our sources indicate that Ms. Munshi was bullying one or more of the other girls in the video. At the same time we have another source that tells us one of those other girls has a history of misconduct. Again, we don’t know what the truth is. And neither does the unruly online mob.
One key ingredient to the video’s virality is the depiction of Ms. Munshi as a completely innocent victim. Any suggestion that she was at all responsible for anything that happened, regardless of its truth, was met by a rage from the online mob.
The simple reality of this incident is that it wasn’t much different from the other fight videos we’ve shown. It does not appear that Ms. Munshi was seriously injured. There was no report that she was taken to a hospital or even that she needed to see a doctor. The “simple battery” charge mentioned by the Sheriff means no serious injuries. Had there been serious injuries the charge would have been aggravated battery.
One big difference noted by many is that three girls were hitting Ms. Munshi, rather than it being a one-on-one fight. Everyone agrees that this was wrong. Everyone agrees that the fight itself was wrong. But any questions raised about Mr. Munshi’s lies or the “innocent victim’s” role led to false claims that the questioner supported violence. This is, of course, nonsense. It is a common ploy for political partisans of all stripes to use (or manufacture) an innocent victim in order to support whatever agenda fits their goals.
What’s particularly disturbing to us is how this incident has painted West Boca High kids as racist or prejudiced. We know a lot of kids in West Boca including the area high schools and younger kids. It is our general experience that they are almost entirely unbiased when it comes to race, religion, LGBTQ issues, etc., and certainly less biased than many adults in the community, in the country, and around the world.
The biggest social issue they confront is the stark contrast between rich and poor that one sees in Boca Raton, with some kids living in multi-million dollar mansions in gated communities while others live in trailer parks. The kids seem to handle that well too. There’s also the gifted vs. non-gifted classification in the elementary and middle schools, which translates into Honors and AP classes for the gifted kids and regular classes for the non-gifted. Again in our experience the kids handle this pretty well.
It should be noted that some in the online mob asserted that West Boca News was biased in some way, in particular biased in favor of the Sheriff or the school district. Anyone who actually follows us knows that we have had significant disagreements with both over the past several years.
Our two most popular videos on the West Boca News YouTube channel are of confrontations with PBSO:


We have also been publicly critical of the school district, especially Superintendent Avossa.

Palmetto Pines, Boca Springs, Boca Trails and Tudor Woods Homes Sold 2017

In this report we look at the ungated single family home communities south of Palmetto Park Road, west of 441 and east of Loggers’ Run. This includes Palmetto Pines, Boca Springs, Boca Trails and Tudor Woods.
Palmetto Pines

10605 Ermine Ave sold for $315K; image by Google.

Palmetto Pines sold well in 2017. 42 homes sold in 2017 with prices averaging $310,000 and a healthy $205 per square foot. The average home sold after 40 days on the market. Typical of the middle of the range was 10605 Ermine Avenue, a 3 bedroom, 2 bath house with 1500 square feet that sold for $315,000.
At the high end 22540 Logwood Ave sold for $355K with 4 bedrooms and 2 baths in 1900 square feet. Right behind it at $350K was 4661 Bison St with 3 bedrooms and 2 baths in only 1350 square feet. That house had many upgrades and the price works out to a whopping $257/sq.ft.
The lowest price was $233K for the small 4883 Attaman St with 3 bedrooms and 2 baths in just over 1100 square feet – still over $200 per square foot.
Palmetto Pines shows up in property records as Holiday City.
Boca Trails
Nine homes sold in Boca Trails for the year, averaging $274,000 in a fairly tight range from $259K to $300K. 10249 Sleepy Brook Way was the top price with 3 bedrooms and 2 baths in 1600 square feet at $300,000. The homes sold quickly with most going in less than 10 days.
Boca Springs
Seven homes sold in Boca Springs, all in a month or less, with an average of $366K. The lowest price was 10315 Sunstream Lane at $300,000 with 3 bedrooms and 2 baths in 1750 square feet. Two homes broke the $400K mark. The 2800 square foot 5-bedroom at 11140 Sandpoint Terrace sold for $425K, while a 2200 square foot 4-bedroom at 10871 Fox Glen Drive went for $415K.
Tudor Woods
In Tudor Woods two bank-owned homes sold for under $200K, while the remaining seven transactions were between $220K and $240K. 22846 Sandalfoot Boulevard is a typical model that sold for $240K with 3 bedrooms and 2 baths in 1300 square feet. The average home took a month and a half to sell with a few selling in less than a month. The REO homes took closer to 3 months.
Tudor Woods appears in property records as Boca Heights. Most of the homes are 3 bedroom models with between 1100 and 1400 square feet.

Lexington Estates and Paraiso Homes Sold 2017

Lexington Estates on the west side of US-441 at SW 3rd; image by Google.

Lexington Estates Homes Sold 2017
Thirteen homes sold in the gated Lexington Estates in 2017 with prices ranging from $345,000 up to $489,000, with an average transaction price of $429,000.
The lowest price was for 10064 Umberland Place, a smaller 3 bedroom with 2100 square feet at $345,000. Three other mostly small models sold for between $380K and $395K.
Three larger homes sold for between $480K and $489K, with the top price going to 22311 Rushmore Place, a 4-bedroom with 2900 square feet.
On average homes sold in Lexington Estates in 2 months or less, though a couple took over six months and six of them sold in less than a month, and four of those in less than a week.
Paraiso – Allegro
Six homes sold in Paraiso (also referred to as Allegro), a small gated community of single family homes just to the south of Lexington Estates. Three homes sold for under $300K (two of them REO) with the lowest being an REO auction for 10266 Allegro Drive at $264K for a 1450 square foot 3-bedroom. It actually sold for more than the list price. Three more sold for over $300K, the highest at 22456 Overture Circle. That 4 bedroom, 2 1/2 bath home with 2000 square feet sold for $384,000.

Watergate Estates and Boca Bend 2017 Homes Sold

Watergate Estates; image by Google

There were 19 mobile home sales recorded on the MLS for the Watergate Estates mobile home park in 2017. The average price was just over $91,000, up over 25% from $72,000 in 2016. While a couple of the mobile homes sold for under $50,000, seven sold for over $100,000. Homes typically sold in less than 30 days, though a couple of exceptions took 3-4 months to sell.
The highest price was for 10671 228th Lane which sold for $144,000 with 3 bedrooms and 2 baths in 1300 square feet. Two homes sold for $125K each – 11847 Atlantic Circle newly built in 2012 with over 2000 square feet, and 22850 Cascade Road with 1700 square feet.
At the low end 22985 Seaspray Place sold for $42,500 with under 1000 square feet. The larger and older 11962 Watergate Circle sold for $46,900 with 3 bedrooms and 2 baths in 1400 square feet.
Watergate Estates mobile home park and Boca Bend townhomes; image and map data by Google

Boca Bend
Four Boca Bend townhomes sold in 2017, all quickly and in a fairly tight price range. One REO unit coming out of foreclosure sold for $146,700, while the other three sold for between $159K and $169K. Each townhome has 2 bedrooms and 2 baths in 1100 square feet. They all sold in 23 days or less

Century Village Homes Sold 2017: $30K – $270K


370 Century Village units sold in 2017* with prices ranging from $30,000 up to $270,000. The average price was just under $76,000. The average transaction took place after the unit was on the market for just over 2 months.
There is a stark difference with units in the 4-story buildings averaging close to $100K and units in the 3-floor buildings averaging $55K.
4-Story Buildings
In the 4-story buildings 10 units sold for $50K or less, mostly one-bedroom models with 750 square feet. At the upper end 7 units sold for over $200K, all 2-bedroom, 2-bath models with over 1000 square feet. The highest price was $270K for 3015 Wolverton A which is a particularly large unit with nearly 1400 square feet.
Pricing at the high end seems to be driven by location, with Ainslie, Wolverton and Yarmouth dominating the list of $150K+ deals (25 of them). Those three sections are particularly close to the clubhouse and synagogues, which allows residents to walk. At the same time some of the cheapest units in the 4-floor buildings were one-bedroom models in Ainslie D.
3-Story Buildings
In the 3-story buildings there were six units that sold for over $100K, all 2-bedroom 1 1/2 bath models with 835 square feet. 103 Brighton C was the highest at $118,000.
92 of the units in 3-stories sold for $50K or less. 28 sold for $40K or less with 26 of those being 1-bedroom models. The cheapest was 204 Brighton E at $30,700. The 1-bedroom 1-bath model has only 600 square feet.
Rentals
Century Village Boca also has a busy rental market and there were 262 rental transactions reported on the MLS. Prices ranged from a low of around $700/month for annual leases up to $2500/month for some seasonal rentals.
* This report is from December 26th. Considering the volume it is likely there will be at least a few more transactions before the end of the year.