Tag: trends

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.

Home Prices Up in Lexington Estates, But …

Houses in Lexington Estates sold for more in 2016. The average transaction price rose to $459,000* from $427K in 2015. This is a little misleading as the homes sold in 2016 were larger on average. Measured in dollars per square foot the average works out to $167/sq.ft., which is a very slight increase over 2015 and 2014.

Transactions ranged in price from $377K* for a 2100 sq.ft. 3-bedroom house up to $515K for a nearly 3000 sq.ft. 4-bedroom house. The best “bargain” in the neighborhood was 22147 Braddock. It sold for $512K with 5 bedrooms in 3300 square feet, including waterfront, a pool, 3-car garage and numerous upgrades in immaculate condition, all at only $153/sq.ft.

Lexington Estates is a gated community with just over 200 single family houses on the west side of US-441 (aka State Road 7) south of Palmetto Park Road. The location is convenient for commuters and shoppers but may be perceived as uncomfortably close to lower priced neighborhoods nearby.

*Excluding foreclosure-related transactions. With those included the lowest transaction for 2016 was $327K and the average was $446K.

Saturnia Prices Flat

19551 Saturnia Lakes Drive has been on the market for well over a year but has not sold yet. Currently listed at $850K, the house has 5 bedrooms and 4 1/2 baths in over 4700 square feet. It’s a bargain compared to the house that sold next door (below). Call Warren at 888-733-5299 if you want to see it. Image copyright Warren Redlich 2016.

Home prices in Saturnia were flat in 2016 when compared to 2015. After removing foreclosure-related transactions the average price was $636,000, slightly below the 2015 and 2014 averages of $638K for each year.
19557 Saturnia Lakes Drive was the largest Saturnia transaction in 2016. The house sold for $801,500. The ranch home has 4 bedrooms and 3 baths in 3200 square feet. The house has major upgrades and the price works out to nearly $250/sq.ft., far more than the community average. Image and map data by Google

On the bright side prices were up four percent on a dollars per square foot basis, rising from $180/sq.ft. to $188/sq.ft.
In 2015 the smallest transaction was at $500K. That slipped in 2016 with three houses going for less, and the cheapest all the way down to $455K. 2015 was an unusual year with more transactions (30) and a tighter price range ($500K to $790K). In 2016 there were 23 transactions with a broader range, and 2014 was even wider with one house going for over $1M.
19084 Skyridge sold for $455K. The four bedroom, three bath house has just over 2600 square feet of living space. Image and map data by Google.

Saturnia is a gated community at the far west end of Yamato Road. It is across the street from highly rated Eagles Landing Middle School and Sunrise Park Elementary, and it is zoned for Olympic Heights High. The west side of the neighborhood borders the Loxahatchee Wildlife Refuge and the land to the north is unlikely to ever be developed. South County Regional Park is to the east. Most houses range in size from 4 bedrooms in 2600+ square feet up to 5 or 6 bedrooms with some over 4000 square feet.
Saturnia satellite image and map data by Google.

2016 Home Prices Flat in The Shores at Boca Raton


On raw numbers home prices in The Shores fell 1% in 2016 from the 2015 numbers. The 2016 average transaction came in at $471,000, down from $477,000. As we saw with nearby Boca Isles, the average was distorted by a larger than usual number of “REO” homes sold after foreclosure.

11146 Sandyshell Way sold for $580,000, the highest price in Shores in 2016. The 5 bedroom, 4 1/2 bath house was on the market for just over 2 months. Built in 1999, the house has nearly 3600 square feet under air.

Taking the REO deals out of the data leaves an average price of $489,000 in 2016. Measured in dollars per square foot, prices were still flat at $164/sq.ft. Houses in The Shores took much longer to sell in 2016, averaging 77 days compared to only 36 days in 2015.
18628 Sea Turtle sold for the most for its size. With four bedrooms and two and half baths in 2300 square feet, its sold price of $435K works out to $186/sq.ft.

The Shores at Boca Raton is a gated community of single family homes located at the far west end of Yamato Road. Typical home prices range from $400K to $600K. Most houses have four or five bedrooms though there are a few with three bedrooms. The neighborhood is zoned for Sunrise Park Elementary, Eagles Landing Middle, and Olympic Heights High, all excellent schools.
The Shores responded to our request for information about updates:

Over the last year we have done many major improvements.
Upgraded security system with new cameras, RFID Stickers, Key Fob at the clubhouse, new gates as well as a new third gate barrier. Also purchased new Security database where residents may update their guests list via internet and mobile app.

  • Renovated clubhouse exterior with a new roof, paint, pool furniture, and pool landscaping
  • Completed a new Playground
  • Renovated the gym. Purchased Cybex treadmills,Cybex arc trainer, Cybex all-all-in-one functional trainer, and Octane Elliptical trainers. Carpet replaced and walls painted.

There are several projects in the works

  • Re-design of the front entrance
  • Renovation of the children’s clubhouse to include new carpet, furniture and paint
  • New sidewalk installed to create better traffic flow to the playground, childrens playroom, and the pool.


Foreclosures Depress Boca Isles Prices

10845 King Bay Drive sold for $670,000 in June of 2016. It has 5 bedrooms and 3 baths in 3200 square feet and a waterfront location with a pool.

Home prices in Boca Isles fell by nearly 4% in 2016 compared to 2015. The average transaction price was $492,000, a drop of $20K from the $512,000 average in 2015. The numbers are still higher than they were in 2014 ($478K).
As we noted in our mid-year report on Boca Isles, these numbers are a bit misleading. There were a large number of “REO” (bank owned) transactions in 2016 and these tend to sell at lower prices. Removing the REO transactions from both years showed no significant changes in price from year to year with average price in both years around $512K.
19234 Inkwood was the largest house sold in Boca Isles in 2016. With 6 bedrooms and 3 1/2 bathrooms in 3400 square feet, it sold for $585,000. This even though with its ideal cul de sac location, large waterfront lot, and private pool. Image and map data by Google.

Measured in dollars per square foot, the overall average for 2016 was $182/sq.ft. Removing non-REO homes raises that average to $188/sq.ft, about the same as 2015 but well above the 2014 numbers.
Leaving out the REO homes, prices ranged from a low of $392K to a high of $670K. Seven of the REO homes sold for less than $390K. Most homes in Boca Isles have four or five bedrooms ranging from 2300 to 3200 square feet. There are a few exceptions.

There were roughly 60 transactions in each of the last three years. Excluding REO homes, homes sold a little quicker in 2016 with the average selling in a bit less than two months and the median at only 34 days.
Boca Isles includes two neighboring gated communities zoned for Olympic Heights High, Eagles Landing Middle, and Sunrise Park Elementary. They are located on Cain Blvd south of Yamato, with South County Regional Park to the west.
Map showing Boca Isles. Image and map data by Google.

If you’re thinking of buying or selling a home in West Boca, choose a Realtor® who knows the market. Call Warren at 888-733-5299 or e-mail him – [email protected].
This is the third article in our series analyzing real estate transactions for 2016, following our articles on Boca Winds and Boca Falls. More coming soon.