A Stonebridge House Tour

Stonebridge clubhouse is on left, with golf course extending behind it. All photos copyright Warren Redlich 2016.
Stonebridge clubhouse is on left, with the recently revamped golf course extending behind it. All photos copyright Warren Redlich 2016.

Stonebridge Country Club is in the northwest corner of Boca Raton, on the west side of 441 north of Clint Moore. The entrance is across from the 441 entrance to The Oaks. The community has just under 400 single family homes. It’s a great community to live in, with a recently renovated golf course, top-notch tennis courts and fitness center, and a gorgeous clubhouse with great food.
This Friday we were invited to an event at the clubhouse put on by the Realtors Association of the Palm Beaches. PBSO Deputy John Ledford was the main speaker, and he talked about safety concerns and practices for real estate professsionals.
Deputy John Ledford
Deputy John Ledford

The clubhouse is a fairly large space easily holding an event with well over 200 people.
stonebridge-conference-room
There was even more space in the next room which had the breakfast buffet.
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Stonebridge hired John Iannotti as the club’s general manager in 2014. We’ve heard he’s doing a great job, especially with the food. Many people went back for seconds.
The event was followed by a tour of open houses. There are currently 26 homes in Stonebridge on the market with prices ranging from below $200K up to $530K, with one 3-bedroom house currently listed at only $125K as an estate sale. The lowest prices are on Spyglass Way in the northeast corner of the community. There were 17 transactions in the past year from $170K to $500K.
10570 Harich Lane
10570 Harich Lane

10570 Harich Lane is on the market for $355,000. It has four bedrooms and three full baths in 3000 square feet. The house seemed to be in mostly good shape. The backyard has a pool and faces woods. There’s nothing behind it but empty land and the Loxahatchee Wildlife Refuge.
10570-harich-pool
The master bedroom has a nice slider looking out on the pool.
10570-harich-master
And the kitchen is in pretty good condition.
10570-harich-kitchen


10402-stonebridge
Next up is 10402 Stonebridge Boulevard, on the market for $349K. It has four bedrooms and three baths in 3250 square feet, along with a screened-in pool.
10402-stonebridge-pool
On the way to the last house we noticed a gorgeous home not on the market at 10361 Parkstone:
10361-parkstone-front
Across the street sits 10360 Parkstone, which has large trees blocking any attempt to get a good photo of the front of the house.
10360 Parkstone - kitchen
10360 Parkstone – kitchen

This house has four bedrooms and four baths in nearly 3500 square feet, and is listed for $460K. It did not feel as big as the numbers indicate and we didn’t find it staged in an appealing way, though the kitchen does look very nice.
10360-parkstone-kitchen
The screen doors in the backyard seemed to need work, but this was the only house that had a nice view.
10360-parkstone-view
Overall this last house appears to be overpriced relative to the other houses on the market.
Like many country clubs, prices are low because of the mandatory membership which gets expensive. It starts with over $50K you need to pay to join the club (another $15K if you join for golf) and in the ballpark of $25K per year in dues, association fees and other expenses.
You can get a great house in Stonebridge for a very good price. It comes with a pleasant lifestyle if you can afford the annual expense.
stonebridge-fountain

Recent Home Sales in Thornhill Estates, Boca Pointe, Estancia and Fairways

Homes in the 33433 zip code are located east of Lyons Road and west of Military Trail, south of Glades Road down to the county line. Some neighborhoods in this zip code include: Boca Grove Plantation, Boca Lago, Boca Rio Golf Club, Via Verde, Boca Del Mar, Boca Pointe and Town Place Club Villas.

Estancia West entrance on Glades across from Boca West; image and map data by Google
Estancia West entrance on Glades across from Boca West; image and map data by Google

Estancia is a gated community located south of Glades Road near Powerline. Amenities include sidewalks, basketball and tennis courts and jogging paths. Students attend Del Prado Elementary School, Omni Middle School and Spanish River Community High School.
This Mediterranean style home at 7103 Encina Lane sold for $925,900. It has 6 bedrooms and 4.1 bathrooms in 4939 sq. feet of living space. This home has lots of natural light, high ceilings, warm marble, wood and tile floors. The kitchen overlooks the garden and has high end appliances including 2 subzero refrigerators and double wall ovens. The master suite is on the ground floor. The home also boasts a media room. The beautifully landscaped private corner lot has a spacious backyard featuring a pool and spa and built in BBQ . Built in 1982, it was last purchased in 1996 for $493,500.
The contemporary home at 6857 Entrada Place sold for $587,600. It has 3 bedrooms and 2.1 bathrooms in 2592 sq. feet of living space. Located on one of the largest lots in the community, it has been updated throughout. The kitchen has custom maple cabinets and top of the line appliances. It is open to the family room that includes a fireplace. Beautiful wood floors and tile are throughout. The extra large covered patio has a free form pool with a waterfall and spa. Built in 1976, it was sold for $500,000 in 2003.
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Boca Pointe is a master planned community located on SW 18th Street west of Powerline Road. It includes the Club at Boca Pointe, Boardwalk at SW 18th Street and over 4000 residences within 29 diverse villages. Nine manned gated entrances serve the homes within the Villages of Boca Pointe. Residents may obtain golf, social and tennis memberships in the Club at Boca Pointe. Students attend Del Prado Elementary School, Omni Middle School and Spanish River Community High School.
The traditional home at 7172 Montrico Drive sold for $650,000. It has 5 bedrooms and 4.1 bathrooms in 4073 sq. feet of living space. Special features include high ceilings and brazilian rosewood floors. The open floor plan includes a grand staircase and ceramic tile. The extra large master bedroom and bath has a balcony with views of the canal. The outdoors space has a pool and covered patio. waterfront.  Built in 1984, it was purchased for $365,000 in 1990.
The luxury apartment at 7567 Imperial Drive 401 sold for $585,000. It has 3 bedrooms and 2.1 bathrooms in 3270 sq. feet of living space. This completely renovated apartment has lake and golf course views. Everything has been renovated including the bathrooms, kitchen and floors. There is plenty of closet space too! Built in 1987, it was purchased for $395,000 in 2013.
Boca Del Mar is a master planned residential community located off Palmetto Park Road and Palmetto Park Circle, west of I-95 and east of the Florida Turnpike. Boca Del Mar has a population of almost 25,000 residents and is composed of many small communities.  Students attend Verde Elementary School, Omni Middle School and Spanish River Community High School.
22074 Soliel Circle W; image by Google
22074 Soliel Circle W; image by Google

The home at 22074 Soliel Circle W in Fairways sold for $499,900. It has 4 bedrooms and 3 full bathrooms in 2232 sq. ft of living space. The pool home on the 13th fairway of Via Mizner Golf & Country Club, has been completely remodeled. There is a split bedroom floorplan and custom built closets. The roof and a/c were recently replaced. Living room and dining room have doors leading out to the pool area.
The ranch at 7511 London Lane in Thornhill Estates sold for $802,000. It has 4 bedrooms and 3 full bathrooms in 2414 sq. feet of living space. This remodeled home has tall ceilings and lots of light. The kitchen is light and bright and open to the family room. The formal living room and dining room overlook the oversized and renovated pool and fenced in yard. The pool is screened in as well. The home was built in 1980 and sold for $193,400 in 1997.

Saturnia Home Prices Up

Saturnia entrance; image by Google
Saturnia entrance; image by Google

Home prices in Saturnia were up by 7.5% in the first half of 2016, compared to the year earlier period. The average transaction closed at $645K, up marginally from the second half of 2015 but significantly higher than the $600K average for the first half of 2015.
The biggest price in the first half of 2016 was $801.5K for 19557 Saturnia Lakes Drive, a four bedroom, three bath house with just over 3200 square feet. At just short of $250 per square foot, it was also the most expensive on that measure. The average was $187.
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Houses moved a little quicker with an average of 72 days on the market (down from 81 a year ago). They are also being priced well at the start, with the average house selling for 96% of the original list price, up slightly from last year.
At the low end $455K bought 19084 Skyridge Circle, a 4 bedroom 3 bath house with 2600 square feet.
There was only one REO transaction in the latest period and it did bring down the average. 19234 Creekshore Court sold for just under $600K. That sounds good but the house is nearly 4700 square feet with 6 bedrooms and 5 1/2 baths. At $128/sq.ft. it is by far the cheapest sale in the last 18 months.

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.

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.