Home Prices Up In The Oaks


Homeowners in The Oaks will appreciate a resurgence in prices paid for houses in their neighborhood in 2017. There were 36 transactions. The average price rose to $1.26 million, up $100,000 from last year. It’s even better than that as our number for last year excluded a few distressed sales. Leaving distressed homes out, the average for 2017 rises to $1.3 million at $244 per square foot. As expected at this price level the homes take longer to sell, averaging over 4 months.

17518 Grand Este Way sold for $2.8M in November. Image by Google.

Four homes sold for over $2 million. Three of those had seven bedrooms in over 7000 square feet. The somewhat smaller 9091 Redonda Drive, with six bedrooms in 5600 square feet, sold for $2.36 million. That works out to $418 per square foot. This one is spectacular with water features on the walk up to the front door, an over the top pool in the backyard, and absolutely gorgeous interior. It was sold new by the builder but records show the house was built in 2014, which is what happens to the model used to show prospective buyers of other homes to be built. It was featured in their Palm Beach Post ad in 2014.
Lake Azure Way dominates the under $900K category with six homes on the street selling for prices between $832K and $900K. Most of these are around 4500 square feet working out to roughly $200 per square foot. The lowest price for 2017 was 17720 Villa Club Way, a 3400 square foot 3-bedroom that sold for $750K.
Sixteen houses sold for prices between $1M and $1.5M. This group averaged 5300 square feet (average $236/sq.ft.). One standout in this group was 9074 Pintura Way which sold for $1,225,000 with only 3400 square feet, working out to $355 per square foot. The house has top of the line finishes including Viking and Subzero appliances but the price still seems a bit high. You could buy a roughly comparable home in Saturnia and save about half a million dollars.

October Homes $700K And Up: The Oaks, Bridges, 7 Bridges, and Delray Lakes Estates


Eleven homes in West Boca and southwest Delray sold in October for prices ranging from $710,000 to $1,240,000. All eleven were in four neighborhoods – Delray Lakes Estates, The Oaks, The Bridges and Seven Bridges. The market in this range may be heating up as most of the homes sold in two months or less.
Delray Lakes Estates
Two homes sold on Sawpine Road in Delray Lakes Estates, which is on the south side of Atlantic just west of the Turnpike. The community has a manned entrance and is in the process of adding a new gate.

8538 Sawpine is four houses down from 8476 Sawpine.

8476 Sawpine Road was the highest price this month at $1,240,000. Built in 2015 the home has five bedrooms and five and half baths in 4600 square feet of living space on two floors, with a small attached guest house. It sits on a one acre lot with a gorgeous pool and its own tennis court. The backyard looks out to a canal and undeveloped land.
A few doors down 8538 Sawpine sold what looks like a bargain at $805,000. Built in 1989 the house has 5 bedrooms and 3 1/2 baths in 4300 square feet, all on one floor.
The Oaks
17603 Middle Lake Drive sold for $1,237,000. The house has 5 beds with 5 1/2 baths in 4900 square feet on two floors. It’s on a cul de sac, one of the nicest lots in the community, with a wraparound lake view.
17838 Cadena Drive sold for $1.08 million with 5 beds, and 6 1/2 baths in 4900 square feet. It’s not a particularly special lot, with the backyard up against Lyons Road and not far from Clint Moore, but it sold in just 3 days.
The Bridges
The lone straggler on the market was 8879 Sydney Harbor Circle, which sat on the market for several months listed too high, starting at $1.45M, later reduced to $1.3M. It was recently relisted for just under $1.2M and then sold in 20 days for $1.15M. It’s not a big house for The Bridges with 3 beds and 3 1/2 baths in 3350 square feet, with nothing particularly special about the lot.
16566 Sagamore Bridge Way sold for $820K with 4 beds and 3 1/2 baths in 3000 square feet with a lake view and a small backyard pool. On paper it looks like the buyers got a lot more for their money.
8153 Hutchinson Court sold for $780K with 5 bedrooms and 5 baths in 4300 square feet. It’s located at the start of a cul de sac but the lot is not any bigger and there’s nothing special in the backyard.
8980 Little Falls Way sold for $742,500 with 4 beds and 4 baths in 3500 square feet. It was oddly listed by a Broward-based Realtor through the Miami Realtors MLS. The listing used low resolution photos and was very short on detail. It’s possible that the owner and Realtor were related.
16538 Gateway Bridge Drive sold for $710K with 4 beds and 3 baths in 2500 square feet, one of the smallest models in The Bridges.
Seven Bridges
Two very similar new homes sold in the Greenwich section of Seven Bridges for nearly identical prices. Both sold for about $1.06 million. 16323 Pantheon Pass and 16383 Pantheon Pass each have 5 bedrooms and 6 baths in 4735 square feet.

$800K+ Home Sales: The Bridges, Seven Bridges, The Oaks and More

Seventeen single family homes sold west of the Turnpike for over $800K since August 1st. Six were in The Bridges, four in Seven Bridges, three in The Oaks, with one each in Long Lake Estates, Rio Poco, Saturnia Isles, and Mizner Country Club.
The Bridges
The biggest transaction was 16781 Crown Bridge Drive in The Bridges, which was sold new by GL Homes for just over $2 million in mid-August. It is by far the largest house in this report with over 7500 square feet, 6 bedrooms, 6 full and 2 half baths, a cul de sac location with waterfront, a pool, and a variety of high end features including an elevator. The price works out to $273 per square foot.
On the same street, the much smaller 16834 Crown Bridge Drive sold for $1.6 million with 4600 square feet, 4 bedrooms and 5 and a half baths. For the size this was a much higher price at $345/sq.ft. It took over a year to sell.

16910 Charles River Drive sold for $1,598,000 at the end of August; image from PBC appraiser.

16910 Charles River Drive sold for just under $1.6 million with only 3350 square feet. The price works out to $476 per square foot. The seller touted over a million dollars in upgrades including air conditioned garages, a generator for the house, salt pool with infinity spa, etc. With all that in mind we’d guess the seller lost money on the house after upgrades.
Stepping down a bit, 8365 Hawks Gully Avenue sold in a couple weeks for just over $1 million with the same 3350 square feet, 3 bedrooms and 3 and a half baths. Its pool design was featured in a YouTube video:

Dropping below $1M, 8701 Lewis River Road sold for $983K with 5200 square feet (under $200/sq.ft.), and 8187 Lawson Bridge Lane sold for $885K with 4300 square feet.

Seven Bridges
9735 Vitrail Lane sold new by GL for just over $1.1 million with 4200 square feet, 4 bedrooms and 4 and a half baths.
Next door the much larger 9831 Vitrail Lane was also sold new by GL for just under $1.1 million with 5200 square feet, 5 bedrooms and 6 and a half baths.
16436 Pantheon Pass sold for $1.03 million in August, only 4 months after a previous transaction for $940K. The contract was signed only 2 months after the earlier transaction, making us wonder if the new buyer’s agent informed the buyer about that earlier price.
16903 Pavilion Way sold new by GL for $964K with 3000 square feet, 3 bedrooms and 3 and a half baths. The price works out to roughly $320 per square foot, even though there’s no waterfront.
The Oaks
We don’t see many single story homes in The Oaks, but two of them are in this report.
9074 Pintura Way sold for just over $1.2 million with over 3400 square feet, 4 bedrooms, and 3 and half baths. The rear of the house faces south with a lake view. It’s encouraging to see this sold for $200K more than when it was purchased new in 2014.
17654 Cadena Drive sold by the builder (Standard Pacific) for $900K with 3500 square feet, 3 bedrooms and 3 1/2 baths.
The two-story 17842 Lake Azure Way sold for $855K with 4500 square feet. We think this was a Chinese drywall home that was completely redone as it was originally sold for just over $1M in 2006 by Albanese, and then bought in 2016 for only $315K.
Others
In Long Lake Estates, 18094 Sentinel Circle sold for $1.5 million with 5300 square feet, 6 bedrooms and 6 and two half baths. The one floor home has over an acre of land and over 250 feet of waterfront.
16215 Rio Baile in Rio Poco sold for $975K with nearly 4800 square feet, 6 bedrooms and 5 baths.
Across 441 in Saturnia Isles, 9512 Savona Winds Drive sold for $855K with 4800 square feet, 5 bedrooms and 4 1/2 baths.
And just north of The Bridges in Mizner Country Club, 8911 Oakland Hills Drive sold for $850K with 4500 square feet, 5 bedrooms and 5 1/2 baths.

May Home Sales I: $800K to $6.4M

16031 Quiet Vista Circle in Stone Creek Ranch sold for $6.4M. Image and map data by Google.

We reviewed over 80 single family home sales (west of the Turnpike up to Atlantic in Delray) from May 1 into early June, restricted to homes with 3 or more bedrooms and at least 2000 square feet of living space. This is Part One of that review, covering homes selling over $800,000. All these homes were in zip codes 33498, 33496, and 33446, mostly in The Bridges, Seven Bridges, and The Oaks.
Click here for Part Two.
At the high end was 16031 Quiet Vista Circle in Stone Creek Ranch, on the west side of Lyons just north of Seven Bridges. The nearly 14,000 square foot house with 10 bedrooms and 10 1/2 baths sold for $6.4 million. The seller was billionaire Steven A. Cohen. The buyers are Cynthia Williams and her husband Ronald “Ron” Williams, former CEO of Aetna, with an estimated net worth close to $200M.
8700 Surrey Lane sold for $2.8M; image and map data by Google

There was one other transaction for over $2M. 8700 Surrey Lane in Horseshoe Acres (north of Clint Moore, east of Lyons) sold for just over $2.8M with only 5 bedrooms and 5 1/2 baths in 6000 square feet.
Nine other homes sold for $1M or more, in The Bridges, Seven Bridges, The Oaks, and Long Lake Estates. Most of these sold for between $215 and $250 per square foot, with two in The Bridges going for closer to $300 per square foot.
The smallest of these was 8510 Hawks Gully Avenue, with 3 bedrooms and 3 1/2 baths in 3350 square feet. It sold for $1.1M ($328/sq.ft.) in just 17 days on the market. The house is on a corner lot with no waterfront and has significant upgrades including a gorgeous pool, but it still seems like a hefty price for what the buyer got. The house was previously purchased for less than $1M in 2015.
The best bargain of the million dollar homes was probably 8646 Lewis River Road, a 5200 sq.ft. 5 bedroom with a partial lake view which sold for just over $1.1M, or $216/sq.ft.
Others sold include:

  • $1.43M: 18529 Long Lake Drive, Long Lake Estates, 6 bedrooms, 4 1/2 baths, 5800 sq.ft.
  • $1.35M: 16844 Strasbourg Lane, Seven Bridges, 5 bedrooms, 6 full and two 1/2 baths, 5500 sq.ft.
  • $1.2M: 17681 Middlebrook Way, The Oaks, 5 bedrooms, 5 1/2 baths, 5500 sq.ft.
  • $1.14M: 16615 Sagamore Bridge Way, The Bridges, 4 beds, 5 baths, 3900 sq.ft.
  • $1.08M: 17745 Vecino Way, The Oaks, 5 beds, 4 baths, 4450 sq.ft.
  • $1.07M: 8518 Hawks Gully Ave, The Bridges, 4 beds, 4 1/2 baths, 4300 sq.ft.
  • $1.02M: 9488 Eden Roc Ct, Seven Bridges, 5 beds, 6 baths, 4700 sq.ft. (new home)

$800K – $1M
Six homes sold for prices between $800,000 and $1,000,000, including three in The Oaks, one in Mizner Country Club, one in Saturnia, and one in Rio Poco.

16135 Rio Baile sold for $995,000. Image by Google.

16135 Rio Baile in Rio Poco (west side of 441 across from Saturnia Isles) sold for $995K. The house has 6 bedrooms and 5 1/2 baths in 4200 square feet on a one-acre lot.
What would seem to be one of the biggest bargains was 17891 Monte Vista Drive in The Oaks. Selling for $880K, the house has 7 bedrooms, 6 full and 2 half baths in 5500 square feet. Those familiar with The Oaks will guess correctly that the house has a Chinese drywall history. Purchased in 2007 for $1.3M, it was foreclosed in 2013 and then sold to an investor for $751K. Considering the cost of capital and other expenses, the investor probably lost money on this deal.
Others selling at $800K or more include:
$860K: 17978 Lake Azure Way, The Oaks, 4 beds, 5 1/2 baths, 4300 sq.ft.
$832K: 17689 Lake Azure Way, The Oaks, 3 beds, 3 full and 2 1/2 baths, 3400 sq.ft.
$800K: 16367 Braeburn Ridge Trail, Mizner Country Club, 4 beds, 3 1/2 baths, 3550 sq.ft.
$800K: 11742 Watercrest Lane, Saturnia, 6 beds, 4 1/2 baths, 4700 sq.ft.
It’s an interesting question comparing older and newer homes and that’s illustrated by two of the above transactions. In Saturnia, 11742 Watercrest Lane was built in 1999 and seems a relative bargain at $800K for a two-story home with 4700 square feet. While it could use updating in a few places the house has some very nice features including a gorgeous kitchen, a downstairs master bedroom suite and a swimming pool. By comparison in Seven Bridges, 9488 Eden Roc Court sold brand new for just over $1.02M, also with 4700 square feet. The Seven Bridges buyer paid an extra $224,000 for a house that is narrower on a smaller lot with no pool, and the master bedroom is on the second floor. Seven Bridges also has substantially higher HOA fees at close to $500/month vs. $320/month in Saturnia.
11742 Watercrest Lane in Saturnia at $800K vs. 9488 Eden Roc Ct in 7 Bridges at $1.02M. Images by Google.

Which house do you think is a better deal?
Coming in Part Two – Homes from $185K to $750K.

The Oaks: $750K to $2.5M in early 2017


House sales in The Oaks ranged from $750,000 up to $2.5 million in the first part of 2017. The Oaks is a luxury gated community on the north side of Clint Moore between 441 and Lyons Road. HOA fees are over $800/month.
At the “low” end, 17720 Villa Club Way sold for $750K. The house has 3 bedrooms with four full and two half baths in 3400 square feet, making it one of the smallest and cheapest homes in the hood – complete with marble floors and other elegant features.
As for the high end, 17558 Grand Este Way sold for $2,538,000. The house palace has 6 bedrooms, 6 full and 2 half baths in over 7500 square feet. It took roughly 14 months to sell.

The middle, in The Oaks, includes several transactions of $1M or more.

  • $1M – 17827 Lake Azure Way, 5 bedrooms, 4.2 baths, 4700 square feet
  • $1.07M – 17609 Middlebrook Way, 6 beds, 6.2 baths, 6650 square feet
  • $1.075M – 17745 Vecino Way, 5 beds, 4 baths, 4450 square feet (closed in early May)
  • $1.2M – 17710 Cadena Drive, 7 beds, 4.1 baths, 5500 square feet
  • $1.225M – 17701 Circle Pond Court, 6 beds, 7.1 baths, 6500 square feet (sold in two months)
  • $1.4M – 9636 Bridgebrook Drive, 6 beds, 5.1 baths, 5900 square feet (sold in less than 3 months)
  • $1.67M – 9261 Este Lago Drive, 6 beds, 7.2 baths, 6450 sq.ft.
  • $1.75M – 9356 Grand Estates Way, 6 beds, 7.2 baths, 6500 sq.ft. (on the market for nearly a year)

Two of the more recent sales were for less than $1M. 17978 Lake Azure Way took about 18 months to sell, closing in early May for $860,000. The 4 bed, 5 1/2 bath house has “only” 4300 square feet.
17911 Monte Vista Drive closed in late April for $960K with 5 beds, 6.2 baths and 5500 square feet.
One other house just missed the $1M mark – 17590 Circle Pond Court sold for $980,000 with 6 beds, 7 1/2 baths in a whopping 6550 square feet.

Home Sales Struggle in The Bridges

Entry to The Bridges; image by Google

Looking at first quarter transactions in The Bridges (Lyons Road north of Clint Moore), we are seeing home sales struggle at best. Nearly new homes sold for little increase and in some cases at a substantial loss. Meanwhile the builder sold three homes at relatively low prices, undercutting existing homes.
Our data show 11 transactions in The Bridges in the first three months of the year. At the low end, 16903 Bridge Crossing Circle sold for just under $640K, barely over the original purchase price of $639K in August of 2014. The house has 3 bedrooms and 3 baths in 2600 square feet of space, one of the smallest homes in the neighborhood. It took 8 months to sell.

8159 Hutchinson Court sold at a loss, $714K down from $750K in 2015. The house has 4 bedrooms and 4 baths in 3500 sqft. This one took over a year to sell.
Some homes did show price increases. 8190 Banpo Bridge Way sold for $955K, up from $850K in 2015, though the house was marketed as “loaded with costly upgrades”. It has 4 bedrooms and 5 baths in 3800 sqft.
16659 Ambassador Bridge Road went up to $976K from $849K in 2014. The house has 4 bedrooms and 5 baths in 3900 square feet
Three homes next to each other on Lewis River Road were sold by the builder. 8526 Lewis River Road sold for $899K with 4 bedrooms, 4.1 baths in 4200 sqft.
8520 Lewis River Road sold for $988K with 5200 square feet. And 8532 Lewis River Road sold for only $899K at roughly the same size – that’s only $173 per square foot and seems well below market value.
These may have been the among the last new homes sold. The satellite image shows two of them (8520 and 8526) as a parking lot, and perhaps 8532 was a model home.
Only one home sold for over $1M. 8776 Sydney Harbor Circle sold for $1.135M. The house has 5 bedrooms and 7 1/2 baths in 5300 square feet. The lot doesn’t appear to have anything special about it. The buyer is the CFO of a “small cap” publicly traded technology company and may have paid for substantial upgrades.
With new large homes in The Bridges selling this low, we expect continued pressure on home prices in the low seven figures in nearby neighborhoods like The Oaks and that may filter down to neighborhoods with homes in the high six figures like Saturnia.

Prices in The Oaks Continue Decline


Home prices in The Oaks were down in 2016 when compared to the two previous years. After excluding foreclosure-related transactions, the average sold price was $1.16 million in 2016, down from $1.21M in 2015 and $1.25M in 2014.

The Westgate model in The Oaks, with over 6500 square feet of living space; image copyright Warren Redlich 2015.

Looked at on a dollars per square foot basis, the average in 2016 was $221/sq.ft., compared to $229/sq.ft. in 2015 and $246/sq.ft. in 2014, or a roughly 10% drop in the past two years.
2016 was a busy year in The Oaks there with 50 total transactions, up from 35 in 2015 and 29 in 2014. Fifteen of the 45 non-foreclosure transactions went for less than $1M down to as low as $730K. There were a couple of even cheaper foreclosure-related transactions with one Chinese drywall house going for only $315K.
17566 Grand Este Way sold for $2.35M. Image and map data by Google.

On the high end only one house sold for over $2M in 2016. Just built, 17566 Grand Este sold for $2.35M with 5 bedrooms and 6 1/2 baths in 5900 square feet, it works out to nearly $400/sq.ft. That’s more than $100/sq.ft. higher than any other house sold in 2016. It’s unclear why the buyers paid so much for the house.
The Oaks is a gated community on the north side of Clint Moore between US-441 and Lyons Road. We have been in The Oaks many times and it definitely feels high end with gorgeous houses and true luxury amenities. The southwest part of the neighborhood borders the Thomas Produce property which will potentially be developed in the near future.
Satellite image showing The Oaks outlined in red. Image and map data by Google.

Homes in The Oaks are facing pricing pressure from new homes in the nearby Bridges and Seven Bridges communities, along with Azura and Royal Palm Polo on Jog Road. Various other issues also impact pricing, including the high association fees, concerns about what will happen with Thomas Produce, and the hangover from the Chinese drywall problem. With all of that said, there are some remarkable bargains in The Oaks if you want a house over 4400 square feet.
Call Warren at 888-733-5299 if you’d like to buy or sell a house in The Oaks.

MultiMillion Dollar Sales in St Andrews Country Club, Woodfield Country Club, and The Oaks

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.

17676 Lake Estates Drive; image and map data by Google.
17676 Lake Estates Drive; image and map data by Google.

The stunning estate home at 17676 Lake Estates Drive sold for $2.325 million. It has 4 bedrooms and 5.2 bathrooms in 6054 sq. feet of living space. This two story home is situated on almost 1/2 acre with beautiful, private lake views. Floor to ceiling windows lead from the leaving room to the pool deck. There have been lots of updates including new appliances, bathroom fixtures, sinks and toilets.
The open gourmet kitchen has custom cabinets and a large island with cook top. The 4.5 car garage has new doors as well. The master suite is located on the ground floor and includes an exercise room, his and her bathrooms and large custom closets. The pool has been given a new Diamond Brite finish as well as new tiles and heater. Built in 1993.
The contemporary home at 7026 Ayrshire Lane sold for $1.325 million. It has 4 bedrooms and 4.2 bathrooms in 4261 sq. feet of living space. Located on over 1/4 acre, this home has great views of the golf course and lake. A large circular drive leads to a double door entry. The kitchen and bathrooms have all been renovated to include modern touches such as an oversize breakfast bar, top of the line appliances and floating vanities. The outdoor space features a covered patio and pool. Built in 1984.
Woodfield Country Club is a private country club and gated community with a large clubhouse, exercise room, golf course and tennis courts. The community also has basketball courts, bike and jogging paths and a resort pool and spa. The entrance is on the north side of Yamato Road, just west of Jog Road. Equity membership is required. Students attend Calusa Elementary School, Omni Middle School and Spanish River Community High School.
3749 Coventry Lane; image by Google
3749 Coventry Lane; image by Google

The exquisite estate home at 3749 Coventry Lane sold for $2.8 million. It has 5 bedrooms and 6.1 bathrooms in 7556 sq. feet of living space. This Mediterranean style estate has the finest finishes and breathtaking views of the lake. There are volume ceilings, crown moldings, Jerusalem marble and hardwood floors. There is a loft and library in addition to the bedrooms.  The living room has coffered ceilings with a beautifully stone crafted fireplace and onyx wet bar. A special feature is a walk in wine closet. A gourmet chef’s kitchen has 42″ white cabinetry, granite and Caesarstone quartz counters and top of the line appliances. The patio has a covered lanai with a fireplace and gorgeous pool. Built in 2009.
4170 Briarcliff Circle; image by Google
4170 Briarcliff Circle; image by Google

The Mediterranean style home at 4170 Briarcliff Circle sold for $1.3 million. Located in the Briarcliff subdivision, it has 5 bedrooms and 5 full bathrooms in 4764 sq. feet of living space. This custom built home has lots of upgrades, floor to ceiling windows and marble floors. It boasts a home theater and loft. There is a gourmet contemporary kitchen with a large island, custom cabinetry and extra large refrigerator. There is also a custom built library. The outdoor entertainment area has a lushly landscaped pool and patio with a summer kitchen and views of the lake. Built in 1998.
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.
17721 Besito Way; image and map data by Google
17721 Besito Way; image and map data by Google

The magnificent estate home at 17721 Besito Way sold for $1.550 million. It looks stunning from above. Located on a premium 1/2 acre cul de sac lot, it has 5 bedrooms and 6.2 bathrooms in 6700 sq. feet of living space. The lavish home has hardwood floors and a huge chef’s kitchen with custom cabinetry, granite counters and top of the line appliances. It boasts a pre-wired media room, playroom, library and loft. The master suite has his-and-her bathrooms. The home also has 3 private balconies. The outdoor space has a large pool and hot tub overlooking the lake. Built in 2015.
17702 Cadena Drive; image and map data by Google
17702 Cadena Drive; image and map data by Google

The Mediterranean style home at 17702 Cadena Drive sold for $1.240 million. It has 5 bedrooms and 5.3 bathrooms in 5415 sq. feet of living space. This brand new home has a large U-shaped kitchen with Sub-Zero and Wolf appliances, granite counter tops and a walk-in pantry. Special features include double oven/stove top and double dishwashers. Wood and marble floors are in the main living areas as well as a fireplace. The home has impact glass sliding doors open to the covered patio, pool and spa. There are 3 garage bays. Built in 2015. If there’s a downside it’s the backyard facing Lyons Road, though with substantial separation.

Home Prices Drop in The Oaks

the-oaks-insert
The average transaction price in The Oaks fell 10% in the past year. The average sale in the first half of 2015 was $1.23 million at $234 per square foot. In the first half of 2016 the average price was down to $1.12 million at $215 per square foot. In both periods the average house sold was just under 5200 square feet of living space.
The numbers were actually worse than that, but we removed two Chinese drywall homes from the 2016 data. One of those sold for only $310K. Homes are also taking much longer to sell with the average days on market jumping from 134 to 189 (4 months to 6 months).

The Oaks is a luxury gated community on the north side of Clint Moore between 441 and Lyons. HOA fees are roughly $800/month.

On the high end four houses sold in the ballpark of $1.4 million. The top was 17904 Key Vista Way, a 5-bedroom, 5 1/2 bath house with over 6000 square feet of living space which sold for $1.425M.

17799 Cadena Drive sold for $1.385M; photo courtesy of Sutter & Nugent Inc.
17799 Cadena Drive sold for $1.385M; photo courtesy of Sutter & Nugent Inc.

Fourteen of the twenty-two homes sold for $1M or more, with four more in the $900K range and only one selling for less than $800K (17825 Villa Club Way for $730K).
An interesting side note for Realtors – 5 houses were listed with premium commission rates over 6%, with two at 7%, two at 8% and one at 12%. None of the transactions included a discount broker.

Recent Home Sales in Broken Sound, Seasons, Woodfield Country Club and The Oaks

Broken Sound is a large gated country club community located on Yamato Road.  There are 27 villages and 1600 homes within the community. Amenities include a golf course and putting green, tennis courts and basketballs courts. There is also a clubhouse, exercise room and large pool. Students attend Calusa Elementary School, Omni Middle School and Spanish River Community High School.

6047 NW 23rd Avenue; image and map data by Google
6047 NW 23rd Avenue; image and map data by Google

The home at 6047 NW 23rd Avenue sold for $645,000. It has 4 bedrooms and 4.1 bathrooms in 4038 sq. feet of living space. This large home has great views of the golf course. Special features include new marble floors and plantation shutters. The kitchen has double wall ovens and a large island. Every bedroom has its own bathroom. The house was painted in 2015 and a new roof was installed in 2010. The backyard boasts beautiful landscaping surrounding a pool and patio. This home was built in 1988 for $480,300.
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.
6565 NW 31st Terrace; image by Google.
6565 NW 31st Terrace; image by Google.

The large ranch home at 6565 NW 31st Terrace sold for $655,000. It has 4 bedrooms and 3.1 bathrooms in 3028 sq. feet of living space. A decorative drive and walkway leads to a double door entry and formal foyer. The gourmet kitchen has granite counter tops, stainless steel appliances and a large island. The lavish master bath has dual sinks and a frameless shower. The home has panoramic water views, a partially screened in patio and a resort style pool. Built in 1992, it was sold for $775,000 in 2013.
3265 NW 62nd Lane; image by Google
3265 NW 62nd Lane; image by Google

The courtyard home at 3265 NW 62nd Lane sold for $865,000. It has 5 bedrooms and 4.1 bathrooms in 3434 sq. feet of living space. Located on a quiet cul de sac, it has beautiful lake views. The remodeled kitchen has a Thermador gas stove, white cabinetry, stainless steel appliances and a farmhouse sink. There is beautiful wood flooring throughout. A special feature is the separate guest house with bath. The backyard has a summer kitchen and pool with spa.  Built in 1994, it was purchased for $705,000 in 2012.
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.
5742 Saint Annes Way; image by Google
5742 Saint Annes Way; image by Google

The ranch at 5742 Saint Annes Way in the Hamptons section of Woodfield Country Club sold for $725,000. It has 4 bedrooms and 3 full bathrooms in 2863 sq. feet of living space. This home was recently renovated including a brand new state of the art kitchen with a breakfast nook and built in buffet overlooking the backyard. It boasts stainless steel appliances and a double wall oven. A large island has a built in stove top and microwave. The bathrooms have been renovated also. Special features include wood floors and wainscoted walls. There is a screened in heated pool and patio. Built in 1989, it was last sold for $550,000 in 2004.
The one story home at 3241 Westminster Drive sold for $840,000. It has 4 bedrooms and 3 full bathrooms in 3120 sq. feet of living space. This gorgeous home has tall ceilings, saturnia marble floors and an open floor plan. The custom kitchen has Italian cabinetry, granite counters and stainless steel appliances. The bathrooms have been remodeled. The backyard has covered and open patio areas as well as a pool. Built in 1989, it was purchased for $820,000 in 2005.
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 contemporary home at 17899 Lake Azure Way sold for $686,000, well below the average for The Oaks. It has 5 bedrooms and 4.2 bathrooms in 4404 sq. feet of living space. It also boasts 3 garage spaces. The custom kitchen has granite counters, stainless steel appliances and a built in desk. An open floor plan, the master bedroom is on the first floor.  There is tile and wood flooring. The backyard features a covered patio and pool. Built in 2006, the home was bank-owned and sold “as-is”. The original purchase price was over $980K.
The large estate home at 17566 Circle Pond Court sold for $929,000. It has 5 bedrooms and 5.1 bathrooms in 5332 sq. feet of living space. The gourmet kitchen has custom cabinets, a granite island, wine cooler and new appliances. The master suite is on the ground floor. Special features include a loft and office, Saturnia marble and plantation shutters. The backyard has lush landscaping and a heated pool and spa. It was built in 2004 for $1.121 million.