Boca Isles Prices Down in 2016 Due to REO

10845 King Bay Drive sold for $670,000 in June of 2016.
10845 King Bay Drive sold for $670,000 in June of 2016.

Average house prices in Boca Isles (including both sections – Boca Isles North and Boca Isles South) dropped below $500K in the first half of 2016, but the number may be misleading. The average transaction was $495K, down from $507K in the second half of 2015 and $514K in the first half of 2015.
The statistics were significantly reduced by REO transactions (homes sold by investors after foreclosure). Out of 35 total transactions, 6 were REO compared to none in the year earlier period. For the 29 non-REO transactions the average price was over $521K. This is still only a 1.3% increase year on year. As we just reported, the similar Boca Falls community saw a 7% increase in the same time frame.
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The biggest transaction in Boca Isles was $670,000 for a 5-bedroom, 3-bath house on King Bay Drive. The #2 house was also on King Bay, a 5-bed, 4-bath house selling for $640K. Both are around 3200 square feet.
On the low end, 5 of the 6 REO homes sold for less than $400K with the two lowest selling for around $335K. The lowest non-REO home sold for $440K with 4 bedrooms and 2 bathrooms on Preserve Drive.
On the bright side houses are selling faster with “days on market” dropping to only 55 days, or less than two months. It looks like time to buy in Boca Isles as prices have not risen along with the overall market. This is a great neighborhood with excellent schools.

Boca Falls Real Estate Analysis for Early 2016

21663 Fall River Drive; image by Google
21663 Fall River Drive sold for $718K, the highest sale price in the first half of 2016; image by Google

Average sale prices in Boca Falls went up 4% to just over $570,000 in the first half of 2016, compared to the second half of 2015 ($549K). The increase was a full 7% compared to the year-earlier period, the first half of 2015 ($533K). The latest numbers work out to $186 per square foot, up from $170/sq.ft. a year earlier.
21281 Waycross Drive; image by Google.
21281 Waycross Drive sold for $715K; image by Google.

There were fewer distressed homes sold in the latest period, but they still held down the numbers a bit. The two least expensive transactions were an REO ($471K) and a short sale ($480K). The bottom one was marketed in a YouTube video:

Most of the homes were sold at a full 6% commission rate. Four were sold at a lower 5% commission, and those houses sold for nearly 2% less in dollars per square foot. We have seen consistently in our analysis that full service brokers sell for more than discount brokers. In other words you save 1% on the commission but lose 2% on the sale price. We suspect this results from self-interested buyers’ agents steering their clients away from homes with lower commissions.
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Houses selling a little quicker this year, with the average sale coming after 67 days, down slightly from 70 or more days in recent periods.
The highest listing in Boca Falls right now is at $1 million.
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Compare it to Warren’s resume.
When you hire Warren, you not only get a Realtor.
You also get a lawyer at no extra charge.