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.

Lane Kiffin FAU Contract Includes Cheap Buyout Clause

Lane Kiffin headshot from Facebook.

Coach Lane Kiffin and FAU are both pretending that his new contract will keep him at FAU for the long haul. The details of that contract have now been released and it shows the lie.

The contract purports to be a 10-year deal. Kiffin will earn a base salary of $950,000 a year. There are some other incentives and perks that add value, but they’re small potatoes compared to the salary and to what top college football coaches earn. Several coaches earn over $5M a year and Nick Saban gets over $11M from Alabama.

Kiffin is at FAU arguably because his somewhat controversial history made it difficult for him to get a job with a top team. See for example Fox Sports. He’s really at FAU to put in a few years demonstrating his competence (he is undeniably a brilliant coach) and stability until a top team is ready for him and needs him.

That’s where the buyout clause in his contract comes in. While it’s ostensibly a 10-year deal, Kiffin can leave at no cost starting January 1, 2022, six years before the end of the contract. If he leaves earlier there’s are set buyout amounts ranging from $2M if he leaves before the end of 2018 down to $500K if he leaves during the 2021 calendar year. Oddly the buyout amounts are cut in half if University President John Kelly stops serving in that “capacity” at any time during the term of the contract.

The Kiffin FAU buyout clause, from pages 11-12 of the contract.

As a side note, the wording of that part about the University President creates some big potential loopholes. If Kelly takes a sabbatical or a brief leave of absence, does that trigger the reduction? If he leaves the position after Kiffin quits, could Kiffin claw back half of whatever he paid?

If a major college football (or NFL) team decides they want Kiffin and are ready to pay him $5M or more, the $1.5M (2019) or $1M (2020) buyout price will be a trivial extra cost. This 10-year contract does little to keep Kiffin in Boca for any longer than the time it will take him to rehabilitate his reputation.

We hope we are wrong. We would love it if Kiffin would stay at FAU. He’s great for the team, for the university and for the community. But the reality is he’ll be gone by the end of 2020.

The full contract (pdf) is below:

Kiffin, Lane Contract 2d Amdt EXECUTED 6.20.18

7 Deadly Sins: The Restaurant Inspection Report is Back

Image by Google.

7 restaurants have been the subject of emergency orders over the past couple months, most notably Cabo Flats in Delray Marketplace and Shanghai City in Lakeside Terrace. The state database we use had not been updated for a while so we held off on doing a report. This report is with updates through June 1.

Cabo Flats in Delray Marketplace was temporarily shut down on May 31st. That report showed 5 high priority violations out of a total of 16. The worst of it was:

  • Cooked potentially hazardous (time/temperature control for safety) food not cooled from 135 degrees Fahrenheit to 41 degrees Fahrenheit within 6 hours, 1/3 pan of black beans in walk in cooler 51F, cooling overnight.( See Stop Sale.)
  • Live, small flying insects in kitchen, food preparation area. 3 live flies on paper towel dispenser near 3 compartment sink. 1 live fly on dish rack with clean dishes. 3 live flies on covered spices over prep table. Approximately 10 live flies flying around prep table, with one landing on covered honey. 2 live flies landing on prep sink on the cook line. 2 live flies landing on prep table and dry towel.
  • Potentially hazardous (time/temperature control for safety) food cold held at greater than 41 degrees Fahrenheit, Poultry 47F, sliced tomatoes 46F, chicken stock 48F, salsa 47F, butter 54F, beef 45F, cooked onions 59F, pork 47F, cooked chicken 47F, raw beef 49F, cooked beef 45F, milk 52F, cooked pasta 49F, shrimp 52F, raw fish 52F, vegetable salsa 46F, all TCS food cold holding in reach in cooler across from stoves. Cook stated all food placed in cooler between 9:00 and 9:30am. All food in cooler less then 4 hours and moved to working walk in cooler. Half and half 46 degrees F, bar area in cooler overnight. (See Stop Sale)
  • Spray bottle with chemical/toxic substance stored near/on/above food preparation surface or food, spray bottles containing cleaner, stored in hand washing sink in dish area.
  • Stop Sale issued on potentially hazardous (time/temperature control for safety) food due to temperature abuse. Half and half 46 degrees F, bar area in cooler overnight. 1/3 pan of black beans cooling overnight in walk on cooler.

In our experience these violations would not shut down a restaurant, so we’re not sure what the reason was for the closure.

Shanghai City was closed in late April due to: “Roach excrement and/or droppings present. Approximately 30 dry roach droppings on top of dish wash machine”. That inspection had 2 high priority violations out of 16 total.

Others with emergency orders were: Red Rock Oasis Bar & Grill on Lyons in Coconut Creek; ABC Chinese on Hillsboro in Deerfield; Del Aire Golf Club in Delray, and both Michel Caribbean and Taqueria Huetamo on Congress in Delray.

Aside from the closures, other inspections with over 20 violations included:

Orient House Express on SW 18th (26 violations, 4 high priority)

Brooklyn Water Bagel on Powerline at Palmetto (25, 2)

Sandalfoot Bagel (22, 6)

Good News

On the good news side of things we saw several perfect licensing inspections including the new Cream Nation ice cream sandwich place in Mission Bay, the new Benihana in Westwinds, the new second location for Pho Boca in Polo Club Shoppes, and something we just noticed – EZ Dogs in Boca Greens Plaza. That last one may be a food truck based out of that location.

Moon’s Tavern in Boca Greens had yet another perfect routine inspection.

Teriyaki Madness in Mission Bay recorded a near perfect inspection with just one minor violation.

We also noticed a Sushi Boca Cafe licensing inspection somewhere in Town Center, with two minor violations.

As always, our full spreadsheet (and this one is a long one) is below.

PDF

allinsp-6-1-2018

Still No Signed Lane Kiffin Extension for FAU

Tweet from FAU Coach Lane Kiffin: https://twitter.com/Lane_Kiffin/status/943178921499090950

On December 19, 2017, football coach Lane Kiffin announced that he had reached an agreement with FAU for a 10-year contract extension. The extension still hasn’t been signed, according to FAU.

The same day the agreement was announced we submitted a public records request to FAU for a copy of the new contract. The immediate response, the next day, was that the contract had not been signed yet and would be forwarded to us when it was.

We followed up a few weeks later and were told:

Coach Kiffin’s extension is an agreement in principle and the written details are still being worked out. I will be provided a copy of the new contract when it is completed.

So we waited. Yesterday we asked again and an exchange of e-mails revealed that Coach Kiffin’s extension has not been signed, and that he is still working under the terms of the previous contract.

[T]here is no written contract yet with the extension. Coach Kiffin is still employed under the terms of his existing contract. He and the AD and President reached an agreement in principle on a ten-year extension, which is what he tweeted about. That verbal agreement in principle has not yet been reduced to a written contract.

This matters because some in college football think Lane Kiffin’s stay at FAU is only temporary until he lands a deal with a bigger football school.

From ESPN:

Since his coaching career began in 1997 as an assistant at Fresno State, Kiffin’s longest stop at one place was six seasons as an assistant at USC from 2001 to 2006. As a head coach, his longest stop also was at USC, where he was fired five games into his fourth season.

One would expect that the contract extension would make it harder for Kiffin to leave FAU. If it hasn’t been signed, that means he’s still relatively free to leave for somewhere else.

We would like to hope that Kiffin is here in Boca for the long haul. He’s a great coach and we’d love to see FAU continue to improve. But the lack of a signed extension suggests that he may still be waiting to see if a new opportunity comes up.

We reached out directly to Kiffin and to FAU Football but neither has responded.

Manjarres Mayhem and Deutch Deceit? Weird Congress Race


The congressional race in Florida’s 22nd district is getting weird. Incumbent Ted Deutch, a West Boca resident, recently sent a misleading e-mail to his supporters referencing prospective challenger Javier Manjarres. Manjarres is a Republican living in Fort Lauderdale.

Continue reading “Manjarres Mayhem and Deutch Deceit? Weird Congress Race”