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.

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.

Home Sales: Boca Falls, Boca Winds, Loggers Run, Lexington Estates, Boca Woods and More

This reports includes homes over 2000 square feet in zip code 33428, plus the northern part of Mission Bay and Loggers’ Run. We covered smaller homes in an earlier report. Zip code 33498 will be up next.
Boca Falls saw three transactions since early August.

12387 Clearfalls in Boca Falls sold for $615K in late August; image by Google.

The highest price was 12387 Clearfalls Drive in Mystic Bay at $615,000. It’s a 5 bedroom, 3 bath house on one floor. While the location is not particularly special, the house features substantial upgrades including marble floors, a pool and a whole house generator. The listing also had excellent photography.
12265 Rockledge Circle in the Mystic Cove subdivision sold for $577,500. While roughly the same  size as the above, it has four bedrooms and substantial waterfront, though no pool.
12806 Hyland Circle in Emerald Isles sold for $535K with 5 bedrooms and 3 baths in 2800 square feet on two floors with no waterfront.
Loggers’ Run
22188 Waterside Drive; image and map data by Google.

22188 Waterside Drive was the biggest transaction in zip code 33428 at $690,000 for 5 bedrooms, 2 and a half baths in 3600 square feet. The location includes waterfront and is a short distance to the middle school, Publix, and Windjammer Park.
On the north side of Glades in the gated Island Lakes, 11818 Island Lakes Lane sold for $405K with 4 beds, 2 baths and 2300 square feet.
21799 Little Bear Court in Cimarrron sold for $410K with 3 bedrooms and 2 1/2 baths in 2600 square feet.
21550 Woodchuck sold for $395K; image by Google.

21550 Woodchuck Court, also in Cimarron, sold for $395K with 4 beds and 2 baths in 2200 square feet.
21091 Woodspring Avenue in Country Landing 3 sold for $395 with 4 beds and 2 baths in just over 2000 square feet with substantial upgrades.
Two doors over, 21071 Woodspring Avenue sold for a much lower $323K with a very similar size. The listing indicates the house was a short sale that needed “TLC”.

Boca Winds
22095 Altona Drive; image by Google.

22095 Altona Drive sold for $435K with 4 beds, 3 baths and just under 2300 square feet. The house was in good shape with some upgrades and has an excellent location with a lake view backed up to the future Fran Reich Preserve.
12490 Baywind Court sold for $435K; image by Google.

Also selling for $435K was 12490 Baywind Court with 4 beds and 3 baths in 2200 square feet. Situated on a cul de sac this house has tremendous waterfront and great lake views. This is another listing with great photography including drone shots but unfortunately the interior photos showed off the need for upgrades.
Two houses sold for $400K even, both with waterfront.
12658 Maypan Drive has 3 bedrooms and 2 1/2 baths in 2100 square feet.
21943 Palm Grass Drive also had 3 beds and 2 1/2 baths with a floor plan only slightly larger.
Landlocked but on a cul de sac, 22146 Candle Court sold for $352,500 with 4 bedrooms and 2 baths in 2000 square feet.
Lexington Estates
10076 Umberland Place sold for $480K. The house has 5 bedrooms and 3 baths on 2 floors with 3200 square feet.
One of the smaller models in Lexington Estates, 22138 Cressmont Place sold for $395K with 3 beds and 2 baths in 2100 square feet.

Mission Bay
10781 Santa Laguna Drive sold for $395K with 4 beds, 3 baths and 2300 square feet. It’s on the south side of Glades in 33428.
On the north side in 33498, 20508 Sausalito Drive sold for $450K with 3 bedrooms, 2 1/2 baths and 2500 square feet.
20295 Vera Cruz Lane had 4 beds and 2 1/2 baths in 2250 square feet and sold for $432K.
10381 Buena Ventura Drive sold for $417K with 4 beds, 2 1/2 baths and 2500 square feet.
Boca Woods
There were three promising sales in Boca Woods with higher prices than we are used to seeing.
11044 Boca Woods Lane selling for an unusually high $325K with 3 bedrooms and 2 baths in 2000 square feet. Usually the golf club requirements drag prices down but this home sold well and relatively quickly in under two months.
Two others sold for $290K, each after 5 months on the market: 10935 Boca Woods Lane with 3 beds and 2 baths in 3000 square feet, and 10759 Boca Woods Lane with 3 beds and 3 baths in 2400 square feet.
It drops from there with 10718 Boca Woods Lane selling for $215K after well over a year on the market. The house has 3 beds and 2 1/2 baths in 2400 square feet.
And at the bottom, 10376 Sunset Bend Drive sold for $100K with 2 bedrooms and 2 baths in 2000 square feet.
Others:
Two homes sold on Brookville Lane in Meadow Lakes:
$370,000 – 10266 Brookville Lane, 4 bedrooms, 2 1/2 baths, 2300 sq.ft.
$359,500 – 10181 Brookville Lane, 4, 2 1/2, 2700 sq.ft.
And 23097 SW 59th Way in Sandalfoot Cove sold for $343K with 4 beds and 2 baths in 2250 square feet.

May Home Sales II: $185K to $750K

21351 Falls Ridge Way in The Estates, Boca Falls sold for $721K; image by Google.

In Part Two of reviewing sales in May, we look at houses that sold for less than $800K. This is for homes west of the Turnpike (as far north as Atlantic) with over 2000 square feet of living space. Most of these transactions were west of US-441 and south of Clint Moore.

See Part One – Sales from $800K to $6.4M

Boca Falls: $473K to $721K
21351 Falls Ridge Way in The Estates sold for $721,000 after four months on the market. The large home has 7 bedrooms, 4 full and 2 half baths in nearly 4600 square feet, and 4 garage spaces. It’s on a corner lot with no lake view. At $158 per square foot it looks like a bargain though the house could use some updating in the bathrooms.

21278 Falls Ridge Way sold for $590K; image by Google.

Also in The Estates, 21278 Falls Ridge Way sold for $590K after just 4 days on the market. The 5 bed, 3 bath house has just under 3200 square feet of living space on one floor.
The low end for Boca Falls was $473K for 12336 Antille Drive in the Cascades subdivision. The 4 bedroom, 3 bath house has nearly 2800 square feet on two floors, with no waterfront and no pool.
Others in Boca Falls include:

  • $605K – 12341 Riverfalls Court, 5 beds, 3 baths, 3250 sq.ft.
  • $590K – 21409 Crestfalls Court, 5 beds, 3 baths, 2800 sq.ft. (one floor)
  • $530K – 12372 Cascades Pointe, 4 beds, 3 baths, 2350 sq.ft.
  • $515K – 21395 Gosier Way, 4 beds, 3 baths, 2700 sq.ft.
  • $495K – 21440 Crestfalls Court, 5 beds, 3 baths, 2700 sq.ft. (short sale)

Boca Isles: $360K – $699K

10885 Bal Harbor Drive sold for $699K; image and map data by Google.

10885 Bal Harbor Drive in Boca Isles South sold for just under $700,000. The 5 bedroom, 4 bath home in 3300 square feet has many upgrades including a circular driveway, gorgeous pool deck and high end kitchen.
19916 Dinner Key Drive sold for $360K with 4 beds and 2 baths in 2300 square feet. The smaller home needs updating and the lot backs up to the road noise from Cain Blvd.

Others in Boca Isles:

  • $645K – 20220 Ocean Key Drive, 5 beds, 3 baths, 2900 square feet (Boca Isles South, 1 floor)
  • $625K – 19440 Preserve Drive, 4 beds, 3 baths, 2700 square feet (North)
  • $530K – 19281 Cloister Lake, 5 beds, 3 baths, 2800 square feet (North)
  • $515K – 20190 Ocean Key, 4 beds, 3 baths, 2800 square feet (South)

Boca Chase: $350K – $410K
18348 Coral Chase Drive sold for $410K with 4 bedrooms and 2 1/2 baths in 2700 square feet, including a large second floor balcony overlooking the backyard pool and lake view.

  • $350K – 21460 Millbrook Court, 3 beds, 2 1/2 baths, 2700 sq.ft.
  • $390K – 18269 Clear Brook Circle, 4 beds, 3 1/2 baths, 2800 sq.ft.
  • $398K – 18218 104th Terrace, 3 beds, 2 baths, 2200 sq.ft.

Boca Greens: $439K – $490K

  • $439K – 20112 Back Nine Drive, 3 bed, 2 bath, 2100 sq.ft.
  • $465K – 10070 Crosswind Road, 3 bed, 3 bath, 2250 sq.ft.
  • $490K – 10152 Canoe Brook Circle, 3 bed, 3 1/2 bath, 2900 sq.ft.

Boca Winds: $400K – $510K
12737 Tulipwood Circle sold for $510K. The house has 5 bedrooms and 2 1/2 baths in 2900 square feet, including a lake view, small backyard pool, and recent updates to the kitchen and bathrooms.
All five Boca Winds homes in this report have water views.

  • $400K – 22225 Collington Drive, 4 bed, 3 bath, 2200 sq.ft.
  • $425K – 21910 Palm Grass Drive, 4 bed, 2 1/2 bath, 2400 sq.ft.
  • $437K – 12332 Cabot Court, 4 bed, 2 1/2 bath, 2300 sq.ft.
  • $495K – 22313 Vista Lago Drive, 4 bed, 3 bath, 2700 sq.ft.

Loggers’ Run: $355K – $750K
21406 Sweetwater Lane sold for $750K. The renovated 29 year old home has 5 bedrooms, and 4 baths in 4450 square feet, mostly on one floor on a 3/4 acre lot. There is a 550 square foot bonus room on the second floor.

  • $355K – 11661 Timberwood Road, 4 beds, 2 baths, 2050 sq.ft.
  • $380K – 11885 Sunchase Court, 3 beds, 2 1/2 baths, 2100 sq.ft.
  • $535K – 11325 Island Lakes Lane, 4 beds, 3 baths, 2700 sq.ft.
  • $500K – 22364 Waterside Drive, 4 beds, 2 baths, 2900 sq.ft.

Mission Bay: $357K – $441K

  • $441K – 10538 Wheelhouse Circle, 5 beds, 4 baths, 3200 sq.ft.
  • $415K – 10349 Buena Ventura Drive, 4 beds, 2 1/2 baths, 2600 sq.ft.
  • $406K – 10406 Buena Ventura Drive, 5 beds, 2 1/2 baths, 2950 sq.ft.
  • $375K – 20904 Avenel Run, 4 beds, 2 1/2 baths, 2300 sq.ft.
  • $357K – 10831 Haydn Drive, 4 beds, 2 baths, 2000 sq.ft.

Saturnia: $505K – $800K
In Part One we mentioned one Saturnia home that sold for a bargain $800K with 4700 square feet. An even bigger bargain was 11845 Bayfield Drive at $690K with 5 beds, 4 1/2 baths also in 4700 sq.ft. While the listing does not indicate short sale or REO, we do think it was some form of distressed sale.

  • $505K – 19101 Skyridge Circle, 4 beds, 4 baths, 2800 sq.ft.
  • $533K – 11554 Big Sky Court, 5 beds, 3 baths, 3000 sq.ft.


Saturnia Isles: $535K – $695K
Saturnia Isles is on the east side of 441 between Clint Moore and Atlantic. Four homes, all about 15 years old, sold there in the past month or so:

  • $535K – 15807 Menton Bay Court, 6 beds, 4 baths, 3300 sq.ft.
  • $587K – 15766 Menton Bay Court, 5 beds, 3 baths, 2900 sq.ft.
  • $625K – 9765 Napoli Woods Lane, 4 beds, 3 1/2 baths, 3700 sq.ft.
  • $695K – 9539 Barletta Winds Point, 6 beds, 4 baths, 3800 sq.ft.

Other notable sales at the high end of this report include two in The Bridges, one in Mizner Country Club, and one in Palma Vista:

  • $740K – 16854 Bridge Crossing Circle, 4 beds, 3 baths, 2600 sq.ft.
  • $725K – 8821 Valhalla Drive, 5 beds, 5 1/2 baths, 4600 sq.ft.
  • $715K – 16652 Gateway Bridge Drive, 3 beds, 3 baths, 2600 sq.ft.
  • $669K – 9737 Palma Vista Way, 5 beds, 3 baths, 3400 sq.ft.

In the $400K range, 22329 Rushmore Place sold for $485K in Lexington Estates, with 4 bedrooms and 3 baths in 3000 squre feet. At the same $485K, 22486 Martella Avenue in Boca Rio has 4 beds, 3 baths and 2400 sq.ft.
In Timbers of Boca, 21131 White Oak Ave sold for $434K with 4 beds and 3 baths in 2100 sq.ft.
Moving into the $300K range, two homes sold in Escondido. At $399K, 8769 Escondido Way has 3 beds and 2 baths in 2100 sq.ft., and 21150 Escondido Way with an extra half bath sold for $370K.
In Stonebridge, 10562 Harich Lane sold for $352K with 3 beds, 3 baths and 3100 square feet. Three other homes sold in Stonebridge between $260K and $290K.
Two homes sold in Boca Woods. 11037 Clover Leaf Circle sold for just $185K with 3 beds and 2 baths in 2000 sq.ft. 11116 Boca Woods Lane sold for $250K with 3 beds, 3 baths, and 2700 sq.ft.

Homes in Boca Winds Move Quickly

Boca Winds is a large community west of 441 on Palmetto Park Road. Community amenities include a clubhouse, basketball and tennis courts, a pool and sidewalks. Students attend Waters Edge Elementary School, Loggers’ Run Middle School and West Boca Raton High School.

Boca Winds map; image and map data by Google

The home at 21846 Philmont Court sold for $435,000 in only 13 days on the market. Located in the Monterey Bay subdivision, it has 4 bedrooms and 2.1 bathrooms in 2280 sq. feet of living space.
21846 Philmont Court; image by Google

This home boasts panoramic lake views and Brazilian Cherry floors. The remodeled kitchen has quartz counter tops and Mexican Talavera accent tiles as well as stainless steel appliances and a wine cooler. The master bath has a beautiful stand alone tub and a frameless shower. Built in 1994, it sold for $322,000 in 2015. Two smaller homes nearby on Philmont, a 3-bedroom for $315K in only 3 days, and a 4 bedroom for $360K in 36 days.
22167 Appleton Drive; image by Google

The ranch at 22167 Appleton Drive sold for $381,000 in only 19 days. It has 4 bedrooms and 2 full bathrooms in 2022 sq. feet of living space. The home features soaring ceilings and porcelain floors. The master bath has a frameless shower and large separate tub. There is an open floor plan which overlooks an in ground pool and private backyard. Previously purchased for $220,000 in 2001, its original sale price was $147,500 in 1989.

The contemporary ranch at 22633 Middletown Drive sold for $310,000. It has 3 bedrooms and 2 full bathrooms in 1924 sq. feet of living space. There is an open and spacious split floor plan.
22633 Middletown Drive; image by Google

The covered screen patio overlooks a tropical fenced in backyard. Built in 1988 for $124,000. This listing did take over 3 months to sell, possibly because of the less desirable lot location and the listing’s indication that the home needed upgrades (dated kitchen and bathrooms).

The two story home at 12689 Tucano Circle sold for $522,500. Typically for more expensive homes, it sat on the market for longer – over 3 months. This waterfront home is located in the Waterways subdivision and has 5 bedrooms with 2.1 bathrooms.
12689 Tucano Circle; image by Google.

There is 2890 sq. feet of living space. Located on a quiet cul de sac, this pool home has lots of upgrades. There is a new kitchen with granite counter tops, wood cabinets and top of the line stainless steel appliances. The bathrooms have also been remodeled. A large pool and deck is screened in. Built in 1995, it was sold for $390,000 in 2016.
The large home at 12680 Little Palm Lane sold for $500,000. It has 4 bedrooms and 3.1 bathrooms in 3253 sq. feet of living space. This remodeled home has a large foyer entry and solid hardwood floors.
12680 Little Palm Lane; image by Google Maps

The kitchen has a large island and top of the line appliances. All the bathrooms have been remodeled. A unique feature is a home theater with recliners. The pool and yard overlook the canal and the front has views of the lake. There is also a 3 car garage. Built in 1999, it was last purchased for $300,000 in 2010.
This one was on the market for over 6 months. A similar model on Little Palm sold for $512K in just 60 days.
Other sales of note include:

  • 12304 Saint Simon Drive, $480K, 4 bedrooms, 3 1/2 baths in just under 3300 square feet.
  • 12180 Quilting Lane, $445K, 4 beds, 2 1/2 baths, 2700 square feet.
  • 12141 Quilting Lane, $330K, 4 beds, 2 1/2 baths, 2300 square feet.
  • 22554 Blue Marlin Drive, $358K, 4 beds, 2 1/2 baths, 2400 square feet.

Boca Winds Home Prices Up 8% and Selling Faster

22257 Vista Lago Drive was the largest Boca Winds transaction in 2016, selling for $680K on June 1st. The house has 6 bedrooms in over 3500 square feet. Image by Google

Homes in Boca Winds sold quicker and for substantially more in 2016. The average home price rose to $369K, up from $360K. That’s a 2.5% increase. The price rise was more pronounced on a dollars per square foot basis, at $174/sq.ft. in 2016, up 8% from $161 in 2015 and $159 in 2014.
Boca Winds is an ungated community at the far west end of Palmetto Park Road. It is bordered on the south by the Loxahatchee Canal and the county line, to the west by the Fran Reich Preserve, Boca Falls to the north and Boca Reserve to the east. It is zoned for the nearby Waters Edge Elementary, Loggers Run Middle, and West Boca High schools.
Boca Winds map; image and map data by Google

Our data show 82 transactions in 2016, up from 61 in 2015 and 60 in 2014. Homes are also selling quicker, averaging 42 days (median 26) vs. 57 in the two previous years. The 2016 numbers include 7 REO transactions and 2 short sales. The busiest street was Sea Bass Drive with 9 transactions.
22041 Palm Grass Drive was the second biggest transaction sold for $555K and the highest per square foot. The house has 4 bedrooms and 2 1/2 baths in 2600 square feet. Image by Google.

Homes sold in 2016 ranged from 1400 to 3600 square feet with prices typically ranging from the low $200s with 3 bedrooms and 2 baths up to the mid-$500s with up to 6 bedrooms. They were built from 1985 through 1999.
22466 Tuna Place sold for the lowest price in Boca Winds in 2016 at only $155K. The 2500 square foot home has 4 bedrooms and 2 1/2 baths. The price is so low we think something is fishy and are checking with the listing agent. We suspect this is a typo and that it actually sold for $355K.

This is the second in a series of articles analyzing 2016 real estate transactions in West Boca. The first article covered Boca Falls. More coming soon.

Recent Home Sales in Boca Falls, Boca Winds, Parkview Estates and Loggers Run

Zip code 33428 is located west of Lyons Road and south of Glades Road. Neighborhoods include Mission Bay, Boca Falls, Boca Winds, Loggers’ Run, and Avalon. The area is known for great schools and low crime.

Want to buy or sell a house in West Boca?

Boca Falls is a gated community with manned entrances west of 441 between Glades Road and Palmetto Park Road. The community has a new exercise room and other recent upgrades.
21307 Rockledge Lane; image by Google
21307 Rockledge Lane; image by Google

The Mediterranean style estate home at 21307 Rockledge Lane sold for $965,000. It has 6 bedrooms and 7.1 bathrooms  in 6884 sq. feet of living space. The home also boasts a 4 car garage. The home underwent a complete renovation in 2010. Special features include soaring ceilings, floor to ceiling fireplace, a grand staircase and hardwood floors. The gourmet kitchen has top of the line appliances, custom cabinets and massive island.  The lavish master suite has a morning bar, dressing area and huge bathroom. In addition, there is a movie theater, gym and game room. The backyard overlooks the lake and has a resort style pool and spa.  Built in 1998, it was previously sold in 2008 for $960,000.
21681 Fall River Drive; image by Google
21681 Fall River Drive; image by Google

The large ranch home at 21681 Fall River Drive sold for $696,000. It has 4 bedrooms and 3.1 bathrooms in 3488 sq. feet of living space. Completely remodeled in 2015, it has a new kitchen and new bathrooms. The kitchen has 42″ cabinets, a large island and granite counters. The master bath has custom double vanities and a frameless shower. The den has a built in bookcase. There are travertine floors and wood floors in the bedrooms. The back overlooks the lake and has a pool and putting green. Built in 1996, it sold for $566,151 in 2015.
The home at 21461 Halstead Drive sold for $508,000. It has 5 bedrooms and 3 full bathrooms in 3388 sq. feet of living space. The San Francisco model has one bedroom and the master suite on the ground floor. New tile floors have been installed throughout the living areas and kitchen. The covered patio has a screened in pool. The home also has a 3 car garage.  The home was built in 1997 for $299,800.
Parkview (Avalon) Estates is a gated community just east of 441 on Palmetto Park Road, behind Lowe’s. Students attend Sandpiper Shores Elementary, Eagles Landing Middle School and Olympic Heights Community High School.
9605-parkview-avenue
The home at 9605 Parkview Avenue sold for $665,000. It has 5 bedrooms and 4 full bathrooms in 3369 sq. feet of living space. This 2 story home has a ground floor master suite with bamboo floors and a completely remodeled bathroom and bath.  The new kitchen has granite counter tops, a extra large peninsula and stainless steel appliances. A special feature is a gourmet full summer kitchen under a custom covered patio.  French doors lead out to the heated salt water pool which has a new control panel and is surrounded by travertine pavers. Built in 1998, it was originally purchased for $367,000 and sold in 2013 for $615,000.
The custom home at 9725 Parkview sold for $580,000. It has 5 bedrooms and 4 full bathrooms in 3369 sq. feet of living space. The dramatic entry has custom wood moldings. There is a spacious open kitchen with a cozy breakfast nook. The master suite and guest room with cabana bathroom are on the first floor. The fenced in yard has a pool and lovely garden.  The home was built in 1998 for $342, 500.
Boca Winds is a large community west of 441 on Palmetto Park Road. Community amenities include a clubhouse, basketball and tennis courts, a pool and sidewalks. Students attend Waters Edge Elementary School, Loggers’ Run Middle School and West Boca Raton High School.
12613 Little Palm Lane; image by Google
12613 Little Palm Lane; image by Google

The beautiful two story home at 12613 Little Palm Lane sold for $510,000. It has 4 bedrooms and 3.1 bathrooms in 3252 sq. feet of living space. The spacious master bedroom suite has a large master bathroom and is located on the first floor. The home boasts a loft on the 2nd floor for entertaining. The gourmet kitchen has upgraded cabinets, granite counters, new appliances and under counter lighting. The backyard has a screened in pool with a great view of the lake.  Built in 1998, it was last purchased in 2012 for $425,000.
The Loggers’ Run development consists of fifteen subdivisions. Most of the subdivisions are not gated.  The development features a common swimming pool, tennis courts and a playground. There are also jogging and biking trails.  Students go to Sandpiper Shores Elementary School, Loggers’ Run Community Middle School and West Boca Raton High School.
22070 Woodset Way; image by Google
22070 Woodset Way; image by Google

The ranch home at 22070 Woodset Way in the Tamarron subdivision sold for $610,000. It has 5 bedroom and 4 full bathrooms in 3819 sq. feet of living space. This spacious home is located on a quiet cul-de-sac. A special feature is the sunken marble floor living room with a coral rock fireplace. Wood flooring is located in the main living areas. The master bathroom has a jetted jacuzzi tub and separate shower. A large covered patio with a built-in grill overlooks the private backyard with a heated swimming pool. Built in 1982 for $245,900, it was last purchased in 2009 for $737,500.
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Boca Winds Real Estate Report – Early 2016

Prices continue to rise in Boca Winds. The average transaction price in the first half of 2016 was just over $366,000, up 8 percent from the same period a year earlier, and more than 5 percent higher than the second half of 2015.

22257 Vista Lago Drive; image by Google
22257 Vista Lago Drive was the most expensive transaction in Boca Winds at $680K; image by Google

The improvement is not just in dollar figures but shows up in other ways. For example, prices rose in “dollars per square foot” to $169/sq.ft. vs. $161 in the two earlier periods. Transactions are also closing a little quicker with an average of 50 days.
22237 Collington Drive sold for $425K; image by Google
22237 Collington Drive sold for $425K; image by Google

The total volume of sales was also up, with 44 transactions in the most recent 6 months vs. 35 in the first half of 2015. While there were several REO transactions (sold by investors owned after foreclosure), their prices were mostly in line with the other houses so they did not pull down the numbers.
On the lower end, 12 houses sold for less than $300K, generally with 3 bedrooms and under 2000 square feet. The bottom was an REO selling for $198K, $47K less than the next lowest at $245K.
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Sale prices averaged 94-95% of the original list price consistently over the past 18 months. A few houses sold for more than the original list, while one sold for only 75%.
And again we see full price brokers selling houses for significantly more than discount brokers. Discount brokers save their sellers about 1% on the commission, but lose them 2.5% on the price.

Real Estate: Boca Falls, Boca Winds and Lexington Estates

We report on several recent transactions in Boca Falls, Boca Winds, and Lexington Estates, with prices ranging from $405K up to $715K.
bocafallsBoca Falls is a gated community with manned entrances west of 441 between Glades Road and Palmetto Park Road. The community has a clubhouse with a new exercise room, a full-size basketball courts and several tennis courts. There is also a large resort-style pool and kiddie pool as well as a covered playground. There are amazing sidewalks and biking paths and a private entry for the elementary school. Students attend Waters Edge Elementary School, Loggers’ Run Middle School and West Boca Raton High School.

21281 Waycross Drive; image by Google.
21281 Waycross Drive; image by Google.

The Mediterranean style home at 21281 Waycross Drive sold for $715,000. It has 4 bedrooms and 2.1 bathrooms in 3357 sq. ft. of living space. This fully renovated home has a loft and custom home theater room. The entrance features wood floors and a grand staircase with wrought iron railings. The chef’s kitchen has high end appliances, granite counter tops and a stone back splash. Located on a pie-shaped cul de sac, there are beautiful views of the lake. The backyard also boasts a pool and spa with travertine deck, summer kitchen and covered patio area.  Built and purchased for $279,000 in 1997.
21776 Westmont Court; image by Google.
21776 Westmont Court; image by Google.

The two story home at 21776 Westmont Court sold for $625,000. It has 5 bedrooms and 3 full bathrooms in 3254 sq. ft. of living space. Located on a cul de sac, the home boasts a new white kitchen with custom cabinets and stainless steel appliances. There are new wood plank tile floors throughout.  The master bath was recently remodeled to include a frameless shower and double custom vanities . The fenced in back yard has a pool with a raised spa and waterfall and is located on the lake. Built in 1996, it was previously purchased in 2014 for $525,000.



You’re about to buy or sell a home with a price between $500K and $1M. The realtor you hire will be paid $15K to $30K. Shouldn’t you ask to see their resume before hiring them?
Compare anyone’s resume to Warren’s.
Do they understand economics? Are they good at math? Do they understand legal issues? You will not find a more qualified person to help you buy or sell a home. Call Warren at 888-733-5299.


Boca Winds is a large community west of 441 on Palmetto Park Road. Community amenities include a clubhouse, basketball and tennis courts, a pool and sidewalks. Students attend Waters Edge Elementary School, Loggers’ Run Middle School and West Boca Raton High School.

22257 Vista Lago Drive; image by Google
22257 Vista Lago Drive; image by Google

The Mediterranean style home at 22257 Vista Lago Drive sold for $680,000. It has 6 bedrooms and 3.1 bathrooms in 3574 sq. ft. of living space. This home is located on a large waterfront lot on a cul de sac in Carlyle Estates. The upgraded home has 18 foot ceilings, crown molding and beautiful window treatments. The gourmet kitchen has granite counter tops, a cook island and stainless steel appliances. The living room has a custom fireplace. The master suite and second bedroom are located on the first floor.  The back has a large pool and screened in patio with lots of privacy. Sold for $650,000 in 2008, it was built in 1994.
22237 Collington Drive; image by Google
22237 Collington Drive; image by Google

The ranch home at 22237 Collington Drive sold for $425,000. It has 4 bedrooms and 2.1 bathrooms in 2308 sq. ft. of living space. The kitchen has been upgraded and features granite counter tops, custom cabinets and stainless steel appliances. The interior has been painted and has neutral tiled floors. Located on the lake, there is a screened in pool and spa. Built in 1991, it was purchased for $395,000 in 2013.
22489 Middletown Drive; image by Google
22489 Middletown Drive; image by Google

The home at 22489 Middletown Drive sold for $405,000. It has 4 bedrooms and 2.1 bathrooms in 2103 sq. ft. of living space. The kitchen has been remodeled and features custom cabinets, glass tile back splash and stainless steel appliances. The bathrooms have also been completely renovated. The backyard has a large pool and lush garden views. There is a 2 car garage. Built in 1990, it was last purchased by a property company for $283,000 in 2015.
Lexington Estates is a gated community located on Palmetto Park Road, west of 441. Amenities include basketball and tennis courts as well as a community pool and picnic area. Students attend Coral Sunset Elementary School, Loggers Run Middle School and West Boca Community High School.
10166 Umberland Place; image and map data by Google
10166 Umberland Place; image and map data by Google

The designer decorated home at 10166 Umberland Place sold for $515,000. It has 4 bedrooms and 3 full bathrooms in 2945 sq. ft. of living space. The home also boasts a loft. The kitchen has been remodeled with custom cabinetry and new stainless steel appliances. There is marble flooring on the first floor and wood on the second floor. The bathrooms have been renovated with marble flooring and custom quartz vanities. The backyard has a large screened patio with a saltwater pool. Built in 1996, it was sold for $375,000 in 2013.
The contemporary home at 10120 Lexington Estates Boulevard sold for $422,000. It has 3 bedrooms and 2 full bathrooms in 2233 sq. ft. of living space. The double glass door entry and large foyer lead to beautiful Brazilian hardwood floors and vaulted ceilings. The newly remodeled kitchen has granite counters and backsplash, stainless steel appliances and double ovens. The breakfast room boasts a built-in banquette. The backyard has a screened in patio and pool. It was originally purchased and built in 1991 for $219,500.
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Rollover Accident: Photos & Video

All photos copyright Warren Redlich 2016; anyone can use by crediting @WestBocaNews
All photos copyright Warren Redlich 2016; anyone can use by crediting @WestBocaNews

The eastbound lanes of Palmetto Park Road were closed this afternoon between Shorewind Drive (Boca Winds) and Riverside, about 2 miles west of US-441. The closure resulted from a two-car accident where one vehicle, a new Kia Optima, rolled over and an older Lincoln Town Car ended up in the median.

We talked to a few people at the scene, though none saw the accident happen. As best we understand it the Town Car, with an elderly driver, was coming out of Boca Winds making a right turn onto Palmetto. The Optima driven by a West Boca High School student, was traveling straight and was unable to avoid the Town Car. Some suspect the Optima was speeding but we suspect that may not be accurate.
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While the Optima did roll, it did not travel very far from the point of collision, the vehicles did not appear to have dramatic damage (other than from the rollover), and we’re told the injuries were not critical.
The debris trail starts in the lower left corner of the photo.
The debris trail starts in the lower left corner of the photo.

From a legal perspective the general rule is that the vehicle traveling straight (the Optima) has right of way and primary responsibility for the accident falls on the vehicle turning (the Town Car). There did not appear to be any obstruction interfering with the drivers’ ability to see each other.
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Eventually a tow operator was able to roll the Optima back to right-side up. We caught most of that operation on video, and here’s a short version of that:

Sheriff’s investigators then looked inside the car before it was taken away.
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