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.

Saturnia $493K to $800K for Early 2017

Saturnia entrance; image by Google

Houses in Saturnia sold for as little as $493,000 and as much as $800,000 in the first part of 2017. Saturnia is a gated community at the west end of Yamato Road, near Eagles Landing Middle School, Sunrise Park Elementary, and South County Regional Park.
There have been 15 transactions so far this year so we’ll just focus on the highlights.
Only one house sold for less than $500K – 19107 Skyridge Circle. The two-story has 4 bedrooms and 4 baths in 2800 square feet. It was on the market for over 8 months. We’re not sure why it didn’t sell quicker for more. It has a great lot and significant upgrades. A few factors may have played a role – an out-of-county Realtor, poor quality photos, and the pool deck looked dirty in the photos so maybe it just didn’t present well.

11560 Big Sky Court sold for $510K with 5 bedrooms and 3 baths in 2900 square feet. It has no waterfront and no pool, and the kitchen and bathrooms look a bit dated.
19115 Two River Lane also sold for $510K despite being a much larger home, with 5 beds, 3 baths and 3600 square feet. This one took over 5 months. The lot has a little waterfront but isn’t the best location, and the home may have needed some updating and other TLC.
In a stark difference, the house next door sold for $635K despite having no waterfront. 19107 Two River Lane has 5 beds and 4 baths in just over 4000 square feet. From the photos the house had some upgrades but the bathrooms looked dated.
At the high end, 11742 Watercrest Lane sold for $800K even. This large home has 6 bedrooms and 4 1/2 baths in over 4700 square feet on a great lot.
Two other large homes sold for close to $750K. 19101 Stream Side Court sold for $748,000 with 5 beds and 4 baths in 4200 square feet, with a luxurious interior and gorgeous lake views from the backyard and the second floor balcony. Meanwhile 19229 Natures View Court sold for $745K with 5 bedrooms and 4 1/2 baths in nearly 4700 square feet.
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All three of these look like bargains compared to some of the more expensive neighborhoods east of 441, coming in between $160 and $180 per square foot.
Other houses sold since the beginning of 2017 include:

  • $532K – 11554 Big Sky Court, 5 beds, 3 baths, 3000 square feet
  • $560K – 19204 Skyridge Circle, 5 beds, 3 baths, 3350 square feet
  • $585K – 11762 Preservation Lane, 5/3, 3300 sq.ft. (sold in just over two weeks)
  • $592K – 19519 Estuary Drive, 4/2.1, 3400 sq.ft.
  • $600K – 11898 Preservation Lane, 4/3, 2800 sq.ft.
  • $625K – 19540 Saturnia Lakes Drive, 4/3, 3150 sq.ft.
  • $640K – 11821 Bayfield Drive, 4/3, 3050 sq.ft.
  • $660K – 19480 Saturnia Lakes Drive, 5/3, 3600 sq.ft.

Boca Greens Real Estate: $255K to $495K in Early 2017

There have been 12 home sales so far in Boca Greens in 2017, with prices ranging from $255,000 up to $495,000. Despite the bottom number, most transactions were $385K or more.
The low end home is an outlier. 19622 Back Nine Drive sold for only $255K. The 2 bedroom, 2 bath home has less than 1200 square feet. That’s over 500 square feet smaller – and $70K cheaper – than the next largest home in this report. It took nearly a year to sell.
Next on the list, and still well below average, is 10191 Camelback Lane selling for $325K. The 1700 square foot home has 3 bedrooms and 2 baths and was on the market for 6 months.
Three other homes sold for just under $400K:

  • $385K – 10212 Canoe Brook Circle, 3 bedrooms, 2 baths, 2000 square feet
  • $390K – 10065 Camelback Lane, 3 beds, 2 baths, 2100 square feet
  • $395K – 10448 Milburn Lane, 3 beds, 3 baths, 2700 square feet

There’s another jump to the next group of homes, starting at $440K for 10243 Fresh Meadow Lane. The house has 3 bedrooms and 2 1/2 baths in 2300 square feet. It’s on a pie-shaped cul de sac lot with a fairly large lake view including an angle on sunset skies. This one sat on the market for over 8 months.

The two most expensive homes in this report each took 5 months to sell. At the top is 10339 Canoe Brook Circle at $495,000 with 4 bedrooms and 2 1/2 baths in 2500 square feet. The south-facing backyard includes water and golf course views.
Next at $490K, 10152 Canoe Brook Circle has 3 bedrooms and 3 1/2 baths in nearly 2900 square feet, which just sold on May 1st.
There were four other transactions over $450K:

  • $460K – 20049 Back Nine Drive, 3 beds, 2 baths, 2300 square feet
  • $483K – 10433 Milburn Lane, 4 beds, 3 baths, 2700 square feet (sold in two weeks)
  • $485K – 10434 Canoe Brook Circle, 3 beds, 3 baths, 2700 square feet
  • $485K – 19388 Cherry Hills Terrace, 3 beds, 2 baths, 2200 square feet

Need help with real estate? Call Warren at 888-733-5299 (text 518-225-3710) or just fill out the form below.

Only 3 Home Sales So Far in The Shores for 2017

The Shores from Yamato; image by Google

We see only three transactions in The Shores for early 2017, ranging from $462K up to $648K. All three sold quickly, with the longest taking 39 days. The Shores at Boca Raton is on the far west end of Yamato Road, across from the north entrance to South County Regional Park.
At the high end, 11229 Sea Grass Circle sold for $648,000. The house has 5 bedrooms and 3 1/2 baths in nearly 3400 square feet under air. It’s on a large lot and a little waterfront though not the best angle for the lake and there’s no pool. There are many upgrades including impact windows. The kitchen is a bit odd, with a large island and little other counter space.

Priced in the middle at $550K was 18584 Harbor Light Way, with 4 bed and 2 1/2 baths in 2800 square feet all on one floor. The house has a mid-lake view and a screened-in pool. There are a number of upgrades in the kitchen and elsewhere, but they may not be to everyone’s taste.
Last and probably least, 11357 Sea Grass Circle sold for much less at only $462,500, with 5 bedrooms and 3 1/2 baths in 3000 square feet. The house has good bones and a fairly good location – no waterfront but the back faces park land that will not be developed for a long time if ever. Inside it’s clean but dated and many buyers would do extensive remodeling.
Thinking of buying or selling a house in West Boca?

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Boca Isles South: $420K to $659K for Early 2017

Over 10 home sales have closed in Boca Isles South since the start of the year. Prices range from $659K at the high end for a 3300 square foot 5 bedroom, down to $420K for a 3 bedroom with 2000 square feet.
Four homes with over 3200 square feet are on the list, all four of them in less than a month.
20148 Ocean Key Drive sold for $659K. The house has 5 bedrooms and 4 baths in 3300 square feet, with a variety of new upgrades and features including a pool, though it has no waterfront.
Nearby 20016 Ocean Key Drive sold for $625K with 5 beds, 3 baths in 3200 square feet, with waterfront, a pool and a recent remodel.
Also at $625K, 19717 Brickel Point Drive has roughly the same size and features, again including a recent remodel.
The same model sold for nearly $100K less – $527K – at 20029 Palm Island Drive. It also has waterfront with southern exposure for the pool. We don’t know why it sold for so little but the listing included not a single photo of the interior, so we have a hunch it needed a lot of work inside.

Boca Isles South has a nice community pool area and clubhouse. Photo copyright Warren Redlich 2017.

The remaining homes were all smaller than 3000 square feet. The 2900 square foot home at 10588 Saint Thomas Drive still sold for nearly $510K with 4 beds, 3 baths and a pool but no waterfront. There are a lot of interior upgrades so it looks like this buyer got a relative bargain.
20106 Ocean Key Drive sold for $482,500 with 5 bedrooms and 3 baths in 2800 square feet on one floor. This one sat on the market for nearly a year before selling. The interior did seem dated but this one looks like another case where the buyer got a deal.
Also selling for $482.5K was 19748 Dinner Key Drive, the same model as the $510K home mentioned above, but with no pool. The home was listed by a Realtor from another county and the listing photos were poorly done.
Amenities at Boca Isles South include two tennis courts, half basketball court, playground and more. Photo copyright Warren Redlich 2017.

A couple of large homes went even cheaper. 10861 Bal Harbor Drive sold for $458K with 4 bedrooms and 3 baths in 2750 square feet on one floor. It’s on a good lot with a lake view in the backyard. The interior was clean but out of date.
Possibly an even better bargain was found at 10581 Saint Thomas Drive, which sold for just $455K with 4 bedrooms, 3 baths and over 2900 square feet (same model as a couple others above). The house has waterfront and a recent kitchen renovation.

The smaller models in Boca Isles ranged from $465K at the high end down to $420K for the smallest model.
19634 Biscayne Bay Drive sold for $465K with 4 bedrooms and 2 baths in 2300 square feet with a pretty good lake view from the backyard pool area. The house was in good shape but the kitchen appliances looked dated. We heard that the new owner redid some floors.
The same model sold significantly cheaper at 19555 Dinner Key Drive at $443K a month later. This was a bank-owned home and they often sell for less.
Going still smaller, 10576 Saint Thomas Drive sold for $450K with 3 bedrooms and 2 baths in 2100 square feet. The house has substantial upgrades inside, though it has no pool and no waterfront.
The smallest and cheapest in this report, 19537 Dinner Key Drive sold for $420K with 3 bedrooms and 3 baths in 2000 square feet and significant upgrades. It’s an odd layout with the pool on the side facing the house next door, and a lake view out the back windows of the house.