West Boca McMansions – Real Estate Trends and Analysis

Real estate trends in West Boca
wood-duck-front
We’ve been looking at recent real estate trends in West Boca. We started with neighborhoods, discussing Boca Falls in one article and Boca Isles in another.
For this article we’re taking a different approach. We looked at large houses, over 6000 square feet, and we included southwest Delray Beach because the market is similar. These “McMansions” sales were clustered in a fairly small area as shown on the map below:

Data from FlexMLS.
Data from FlexMLS.

Transactions in this class consistently average over $2 million, and around $300 per square foot of living space. When starting to review this we separated houses into two groups – inside and outside a membership club. Some of the most common membership clubs in our data include St. Andrews Country Club, Mizner Country Club, Boca West, Polo Club, Addison Reserve and Woodfield Country Club. Top neighborhoods that do not require membership include Long Lake Estates, The Oaks, The Bridges, Azura, Stone Creek Ranch, and Le Lac.
We do not see a big difference in values between these two groups. At this end of the market country club memberships do not seem to have much impact on real estate prices. Either way the neighborhoods are exclusive.
real-estate-banner1
It’s also hard to identify clear trends because the individual homes tend to be more unique. At the low end some houses sold for as little as $1 million at $150/sq.ft. or less, while two houses went in the $600/sq.ft. area and the most expensive went for nearly $10M and over $900/sq.ft.
Still, here’s what we see:

  1. Large home sales increased dramatically in total numbers. There were 23 such transactions in the first half of 2014, 17 in the second half of 2014, and that rose to 35 transactions in the first half of 2015. There was a particularly big turnover of homes in St. Andrews.
  2. The total size of the market also increased, from $57M in the first half of 2014 to $76M in the first half of this year. In 2014 the value was driven by a few very high-end homes. In 2015 it’s the total volume that’s driving things.
  3. Average prices dropped. In both the first and second half of 2014 the average transaction was close to $2.5 million. In the first half of 2015 the average transaction was under $2.2 million. The average in 2014 was around $320/sq.ft. and that dropped to $290/sq.ft.

The biggest lesson we see in all of this is for sellers. If you have a large house there is a very wide spread in prices. This is driven by the features of the house and by finding the right buyer both for that house and for the community. The most patient sellers get more value by holding out for that buyer, but may wait a year, two years or even longer to get a sale done.
real-estate-banner1
Our spreadsheet for this analysis is below:
[gview file=”http://westbocanews.com/wp-content/uploads/2015/07/6000sqft-1h-2015.xls”]

Recent Home Sales in 33496: St Andrews, The Oaks, Seasons, Broken Sound

Homes in the 33496 zip code are located between 441 and Military Trail, north of Yamato Road to the Delray line. Neighborhoods in this area include Long Lake Estates, St. Andrews, The Oaks, Woodfield Country Club, Newport Bay Club, Boca Gardens, Broken Sound, Whisper Walk, The Polo Club, Lakeridge and Seasons.
standrews
St. Andrews Country Club, a gated community, boasts an expansive clubhouse with basketball courts, a large pool, and tennis courts. There is a large recreation and aquatic center as well as 2 golf courses. There is a mandatory golf membership which requires a non refundable initiation fee. The club also offers dining and catering venues. St. Andrews Country Club is located on Clint Moore Road west of Jog Road.

Satellite view of 6936 Lake Estates Court; image and map data by Google
Satellite view of 6936 Lake Estates Court; image and map data by Google

This beautiful home at 6936 Lake Estates Court in St. Andrews Country Club sold for just over $1.5 million. It has 7 bedrooms and 6.2 bathrooms in 6100 square feet of living space. The home is located with other large houses on a private cul de sac overlooking the lake. The gourmet kitchen overlooks the family room. The master bedroom and 2 bedrooms are on the first floor. There is an office/library with built-ins on the main floor also. The backyard features a lushly landscaped pool area with a fountain. Built in 1992, it was originally purchased for $1.150 million.
17428 Loch Lomond Way; image and map data by Google
17428 Loch Lomond Way; image and map data by Google

17428 Loch Lomond Way sold for $1.095 million. It has 3 bedrooms and 3 full bathrooms in 3225 sq. feet of living space on one floor. The home has been recently renovated. It has an open concept great room and a gourmet kitchen with granite counter tops and marble floors. There are also impact windows and doors. The home overlooks the golf course and has an in-ground pool. It was built in 1987 for $330,000 and last purchased in 2006 for $830,000.
7327 Ballantrae Court sold for $675,000. It has 3 bedrooms and 4 full bathrooms in 3927 sq. feet of living space.
17168 Northway Circle sold for $625,000. It has 3 bedrooms and 4.1 bathrooms in 4355 sq. feet of living space.
theoaks.jpg
The Oaks is a gated family community with a large clubhouse and pool, 12 court tennis center and luxurious spa. Students go to Sunrise Park Elementary School, Eagles Landing Middle School and Olympic Heights Community High. Bordering Clint Moore Road, 441 and Lyons Road, it is close to shopping and dining.
The newly built Mediterranean style home at 17646 Cadena Drive in The Oaks sold for $1.465 million. There are 5 bedrooms and 5.2 bathrooms in 6679 sq. feet of living space. The home has a large kitchen and his-and-her bathrooms in the master suite. There is a separate office, game room and media room. The home overlooks an in-ground pool and spa. It’s backyard faces Lyons Road. The community has a large wall, but that didn’t stop a home invasion on this street in November of 2014.
17693 Circle Pond Ct; image and map data by Google
17693 Circle Pond Ct; image and map data by Google

The courtyard home at 17693 Circle Pond Ct sold for $1.15 million. It has 6 bedrooms and 7.1 bathrooms in 4734 sq. feet of living space. The master bedroom with his-and-her baths is on the first floor. The kitchen has granite counter tops and a walk-in pantry. The breakfast area overlooks the pool and the living room has a view of the lake. Built in 2003 for $932,430, it was purchased for $1 million in 2006.
Just a few houses away, 17717 Circle Pond Ct sold for $887,250. It has 5 bedrooms and 6 full bathrooms in 4916 sq. feet of living space. Both are close to 441 and the community clubhouse.
9604 Bridgebrook Drive in The Oaks also sold for $1.15 million. It has 5 bedrooms and 4.2 bathrooms in 4358 sq. feet of living space.


The Seasons community is located on the west side of Jog Road between Yamato and Clint Moore Road, just north of Omni Middle School. The gated community has a large clubhouse, exercise room, basketball, tennis and a pool. Students in Seasons go to Calusa Elementary, Omni Middle and Spanish River High.
3197 NW 63rd Street; image by Google
3197 NW 63rd Street; image by Google

3197 NW 63rd Street in Seasons sold for $1 million. It has 5 bedrooms and 5 full bathrooms in 4110 sq. feet of living space. This lake front home is located on a cul de sac. The kitchen has stainless steel appliances and granite counter tops. The owners installed a new roof in 2009 and hurricance accordion shutters. It was built in 1994 and purchased for $685,000.
6398 NW 32nd Terrace; image by Google
6398 NW 32nd Terrace; image by Google

This courtyard home at 6398 NW 32nd Terrace sold for $825,000. It has 5 bedrooms and 5 full bathrooms in 3517 sq. feet of living space. This one story home sits on a corner lakefront lot and has a small guest home. The courtyard area has a new pool and a new grill area with granite counter tops. Originally purchased in 1994 for $580,000, it has been through a few owners and was last sold for $865,000 in 2008.
3087 NW 60 Street sold for $740,501. It has 5 bedrooms and 4.2 bathrooms in 3989 sq. feet of living space.
6515 NW 32nd Terrace sold for $708,225. It has 5 bedrooms and 4.1 bathrooms in 3661 sq. feet of living space.
Broken Sound
6185 NW 24th Way in Broken Sound sold for $915,000. It has 4 bedrooms and 4.1 bathrooms in 3560 sq. feet of living space.
5851 NW 25th Terrace in Broken Sound sold for $785,000. It has 4 bedrooms and 4 full bathrooms in 3373 sq. feet of living space.
6188 NW 24th Terrace in Broken Sound sold for $759,200. It has 5 bedrooms and 5.1 bathrooms in 4057 sq. feet of living space.
2521 NW 63rd Street in Broken Sound sold for $700,000. It has 3 bedrooms and 3.1 bathrooms in 3160 sq. feet of living space.
6048 NW 24th Terrace in Broken Sound sold for $650,000. It has 3 bedrooms and 3.1 bathrooms in 3000 sq. feet of living space.
Other Neighborhoods:
6445 Montesito Street in the new Azura development sold for $1.675 million. 6 bedrooms and 7.1 bathrooms in 6321 sq. feet of living space.
5832 Waterford in Polo Club sold for $870,000. It has 3 bedrooms and 4 full bathrooms in 3215 sq. feet of living space.
18720 Long Lake Drive in Long Lake Estates sold for $740,000. This looks out of place and we’re not sure our source for this is accurate. Houses in Long Lake typically go for over a million and appraiser records show an October transaction for over $1.1 million.

Recent Sales in Azura, Polo Club, Woodfield & Broken Sound

West Boca News founder Warren Redlich is a real estate agent. This report covers homes sold in zip code 33496. We previously reported on four multimillion dollar sales in the area.
real-estate-banner1
Homes in the 33496 zip code are located between 441 and Military Trail, north of Yamato Road to the Delray line. Neighborhoods in this area include Long Lake Estates, St. Andrews, The Oaks, Woodfield Country Club, Newport Bay Club, Boca Gardens, Broken Sound, Whisper Walk, The Polo Club, Lakeridge and Seasons.
Azura
azura
One of the newest communities is Azura by Toll Brothers, located on the east side of Jog Road between Clint Moore and Linton. Azura is a gated community with many amenities including a clubhouse, tennis courts, pool and sauna. The clubhouse has a business center, library, fitness room and billiards. Students here go to Calusa Elementary School, Omni Middle School and Spanish River Community High School.

6422 Montesito Street, located in Azura, sold for $1.148 million. Built in 2014, it has 3 bedrooms and 3 full bathrooms in 3505 sq. feet of living space. The home has views of the lake and a master bedroom on the ground floor. The master bedroom has a sitting room and bathroom with separate shower and spa tub.  There is a built in grill and covered patio.
6405 Montesito Street sold for $1.173 million. It has 4 bedrooms and 4 and 1/2 bathrooms in 3764 sq. feet of living space.
Woodfield Country Club
woodfieldcountryclub
The gated community of Woodfield Country Club has a clubhouse, jogging and biking paths, a pool and tennis courts. It has been recognized as a 5 star Platinum Club of America since 2006. Owners must purchase membership equity in the club which features an 18 hole championship golf course and pro shop. Students go to Calusa Elementary School, Omni Middle School and Spanish River Community High School.

4161 Briarcliff; image by Google
4161 Briarcliff; image by Google

4161 Briarcliff Circle in Woodfield Country Club sold for $740,000.This Mediterranean style home has 3 bedrooms and 3 full bathrooms in 2831 sq. feet of living space. Built in 1999, it has a new kitchen with custom wood cabinetry, granite counter tops and bosch stainless steel appliances including double ovens. The home has a view of the lake and an in ground pool.
Nearby 4081 Briarcliff Circle sold for $525,000. It has 3 bedrooms and 3 full bathrooms in 2585 sq. feet of living space.
3565 NW Clubside; image by Google
3565 NW Clubside; image by Google

3565 NW Clubside Circle sold for  $862,500. It has 4 bedrooms and 4 1/2 bathrooms in 3449 sq. feet of living space. It is located in the Clubside subdivision. This ranch has a garden view and a saline, electric heated pool and spa. Recent upgrades include granite counters, cherry wood cabinets and stainless steel appliances as well as a remodeled master bedroom. It was last purchased in 2004 for $660,000 and built in 1996.
6453 Enclave Way; Images and map data by Google
6453 Enclave Way; Images and map data by Google

On the higher end, 6453 Enclave Way sold for $1.9 million. It has 4 bedrooms and 4 1/2 bathrooms in 5419 sq. feet of living space on a spectacular cul-de-sac lakefront lot.
real-estate-banner1
3218 Westminster Drive sold for $720,000. It has 4 bedrooms and 4 full bathrooms in 3632 sq. feet of living space.
5607 NW 38th St sold for $965,000. It has 6 bedrooms and 6 full bathrooms in 4203 sq. feet of living space.
6535 Somerset Circle sold for $625,000. It has 4 bedrooms and 2 1/2 bathrooms in 3087 sq. feet of living space.
3381 NW 53rd Circle 125 sold for $515,000.
thepoloclub
The Polo Club is a gated community and exclusive country club. Owners must purchase an equity interest in the club. The club features 2 championship golf courses, a new 145,000 square foot clubhouse, 29 tennis courts, spa and community pool. There are also multiple dining options, a fitness center and playground. The Polo Club is located on Military Trail north of Clint Moore.
17875 Deauville Lane
17875 Deauville Lane; Map and image data from Google

This beautiful courtyard home at 17875 Deauville Lane in Polo Club sold for $900,000. Located on a double lot, it has an expansive courtyard separating the main house and guest house. It has 6 bedrooms and 6.1 bathrooms in 6172 sq. feet of living space. The home features marble floors, a gourmet kitchen and a large master suite.   The home has views of the lake and an in ground pool. There is a 4 car garage. It was built in 1989 and last purchased in 2011 for $800,100, possibly by a bank.
5065 Suffolk Drive; Map and image data from Google
5065 Suffolk Drive; Map and image data from Google

A one story home at 5065 Suffolk Drive sold for $580,000. This is one of the smaller homes for sale in the neighborhood with 3 bedrooms, 4 full bathrooms and 2906 sq. feet of living space. It has a screened in patio overlooking the golf course. The roof was replaced in 2010 and there are hurricane shutters. Built in 1989, it has a 2 car garage. It was originally purchased in 1989 for $410,000.
5803 Waterford  sold for $740,000. It has 3 bedrooms and 3 full bathrooms in 3299 sq. feet.
17051 Grand Bay Drive sold for $680,000.
5252 Deauville Circle sold for $735,000. It has 4 bedrooms and 4 full bathrooms in 3393 sq. feet of living space.


real-estate-banner1
OTHER NEIGHBORHOODS
Broken Sound
5130 NW 24th Way sold for $805,000.
2378 NW 60th Street sold for $1.250 million.
6383 NW 23rd Way sold for $825,000.
2555 NW 59th Street sold for $862,500.
Seasons
3156 NW 61st St sold for $1.1 million.
3254 NW 62nd Lane sold for $870,000.
St. Andrews
7154 Ayrshire Lane sold for $1.3 million.
17254 Whitehaven Drive sold for $800,000.
7893 Ayr Court sold for $857,500.
7228 Queenferry Circle sold for  $650,000.
6932 Queenferry Circle sold for $925,000.
7155 Ayrshire Lane sold for $1.495 million.
6955 Queenferry Circle sold for $1.650 million.
17134 Ericarose Court sold for $1.4 million.
17104 Northway Circle sold for $1.8 million.
7116 Queenferry Circle sold for $750,000.
17152 Mandylynn Court sold for $1.5 million.
7219 Queenferry Circle sold for $589,900.
The Oaks
17922 Lake Azure sold for $813,536.
17650 Middlebrook Way sold for $1.250 million.
Would you like help with real estate?