Boca Pointe Real Estate – Mid-year report for 2018

157 homes sold in Boca Pointe in the first half of 2018, including 57 single family homes, 29 townhomes and villas, and over 70 condominiums. Pricing varied widely from $150,000 at the low end of the condos up to $800,000 at the top of single family homes.

Those shopping for homes need to be careful as a few listings misclassify townhomes and villas as condos or vice versa, or the homes don’t neatly fit into either category and the listings aren’t clear about it. We’ve seen this in other communities as well.

Boca Pointe is subdivided into several “villages” as shown on their map, below:

Single Family Homes

$800,000 was the top price in Boca Pointe in the first half of the year. 7154 Montrico Drive in Encantada (south of SW 18th) is a 4 bedroom, 4 1/2 bath house with 3900 square feet all on one floor. It has some nice features including a kitchen that’s over the top. The backyard has a screened in pool faces the Hillsboro Canal and county line.

The top 9 house sale prices were in Encantada and Esplanada down to $575,001 (yes, apparently someone negotiated to a single dollar like that). The second highest price was $722,500 for 22599 Esplanada Circle W, with 5 bedrooms and 4 baths in 3750 square feet on two floors. While it’s 33 years old, it looks modern and appears to have undergone substantial remodeling.

Houses in three other “villages” of Boca Pointe also broke the $500K mark including $555,000 for a 2800 square foot 3 bedroom in La Corniche, $530,000 for a 5 bedroom with 3000 square feet in Villa Flora. Two smaller houses in Palomar, right next to Esplanada, went for $515,000 (2400 square feet) and $500,000 even (1950 square feet). The latter looks like it was recently refreshed to sell the house. In total 15 houses sold for $500K or higher.

22 houses sold in the 400s spread over most of the single family villages. Among those the largest was a 2700 square foot 4 bedroom in Costa Brava that sold in just one week for $470,000. 6262 Brava Way is a two-story that had a dated interior but a good location with a large lot and views of the Hillsboro Canal. On the small side was 23105 Via Stel, an 1800 square foot 3 bedroom in great condition located in tightly packed Villa Stel.

Only one house sold for less than $300,000, 7338 Panache Way, at $280,000. It’s a 3-bedroom with 1900 square feet.

Townhomes and Villas

While most of the highest prices for townhomes and villas were in the new Pointe 100 section, some large ones in El Dorado Court also sold well. The top price went to 22806 El Dorado Drive in El Dorado Court, at $601,400. It’s a 4-bedroom townhome with over 3600 square feet. The even larger 22879 El Dorado Drive sold for $525,000 with 4 bedrooms and 5 bathrooms in nearly 4000 square feet.

Several Pointe 100 homes sold including 6712 Quiet Wave Trail 46 at $597,500. That model has 2200 square feet with 3 bedrooms and took over 5 months to find a buyer. A similar model at 6657 Quiet Wave Trail Unit #98 sold for over $100,000 less at $493,447. The low price for that section was 22954 Clear Echo Drive 29 at $459,000 for a 4 bedroom 2400 square foot model. The website indicates that Boca Pointe has sold out.

In the low 400s, another large El Dorado model sold for $410K while a villa and a townhome in Caravelle sold for $425K (2600 square foot villa) and $405K (2400 square foot townhome).

Two townhomes and a villa sold in the 300s, all close to 1700 square feet with prices from $320,000 to $350,000. Two were in Meridiana and one was in Plum.

13 units sold for prices below $300,000, down to $210,000 for a small 1100 square foot townhome in Plum.

Condominiums

Condo prices were mostly between $150,000 up to $395,000. There was one outlier on the high end with 7235 Promenade Drive unit 601 selling for an even $500,000 after nearly 5 months listed. The 3200 square foot 3-bedroom is fully renovated with nice finishes. Two floors up in the same Imperial Royale building the penthouse model #801 is 3400 square feet but with a dated interior. It sold for $395,000 in less than a month.

Other buildings with units selling for $350,000 or more include Promenade and Regency near the clubhouse. Also on the east side of Powerline 22760 Mandeville Place F in Montego Bay sold for $362,500, listed as a condo but it’s a second floor unit in a 2-story low-rise building that looks more like a townhouse, and includes a 1-car garage.

Ten units sold between $303,000 and $330,000 with sizes varying from 1600 to 2500 square feet in Promenade, Regency, Montego Bay, Villa Sonrisa, Southwinds and Lakes at La Paz.

Between $250,000 and $290,000 there were another twelve units, mostly in the same sizes but with two in La Paz as low as 1300 square feet. 7448 La Paz Place 204 was fully renovated and the 2 bedroom, 2 bath model with 1323 square feet sold in 2 1/2 months.

The biggest number of units – over 35 of them – sold between $200,000 and $247,500. Many of these are in La Paz but the group also includes Villa Sonrisa, Promenade, and Plum. Most of these are smaller, generally 1600 square feet or less with a few exceptions. 7546 La Paz Boulevard 205 is a typical unit at just over 1550 square feet with 3 bedrooms and 2 baths and some limited upgrades. It sold for $229,000 after just over six months on the market.

At the low end 16 units sold for prices below $200,000. All of them were under 1600 square feet with some as small as 1100 square feet, most in La Paz, Plum and El Viento. 6683 Via Regina and 6666 Via Regina in Plum each sold for $190,000, both 2 bedrooms with less than 1200 square feet on the second floor.