May Home Sales II: $185K to $750K

21351 Falls Ridge Way in The Estates, Boca Falls sold for $721K; image by Google.

In Part Two of reviewing sales in May, we look at houses that sold for less than $800K. This is for homes west of the Turnpike (as far north as Atlantic) with over 2000 square feet of living space. Most of these transactions were west of US-441 and south of Clint Moore. Selling a home is no easy task. Are you trying to get your property on the market? If so, you might be looking for new ways of increasing property value. There are various steps you can take, but focusing on your driveway is often a good start as it is often one of the first things a potential buyer will see. Just remember to do your research first, as there are a wide variety of different options to consider. So, let us now review property sales in May.

See Part One – Sales from $800K to $6.4M

Boca Falls: $473K to $721K
21351 Falls Ridge Way in The Estates sold for $721,000 after four months on the market. The large home has 7 bedrooms, 4 full and 2 half baths in nearly 4600 square feet, and 4 garage spaces. It’s on a corner lot with no lake view. At $158 per square foot it looks like a bargain though the house could use some updating in the bathrooms.

21278 Falls Ridge Way sold for $590K; image by Google.

Also in The Estates, 21278 Falls Ridge Way sold for $590K after just 4 days on the market. The 5 bed, 3 bath house has just under 3200 square feet of living space on one floor.
The low end for Boca Falls was $473K for 12336 Antille Drive in the Cascades subdivision. The 4 bedroom, 3 bath house has nearly 2800 square feet on two floors, with no waterfront and no pool.
Others in Boca Falls include:

  • $605K – 12341 Riverfalls Court, 5 beds, 3 baths, 3250 sq.ft.
  • $590K – 21409 Crestfalls Court, 5 beds, 3 baths, 2800 sq.ft. (one floor)
  • $530K – 12372 Cascades Pointe, 4 beds, 3 baths, 2350 sq.ft.
  • $515K – 21395 Gosier Way, 4 beds, 3 baths, 2700 sq.ft.
  • $495K – 21440 Crestfalls Court, 5 beds, 3 baths, 2700 sq.ft. (short sale)

Boca Isles: $360K – $699K

10885 Bal Harbor Drive sold for $699K; image and map data by Google.

10885 Bal Harbor Drive in Boca Isles South sold for just under $700,000. The 5 bedroom, 4 bath home in 3300 square feet has many upgrades including a circular driveway, gorgeous pool deck and high end kitchen.
19916 Dinner Key Drive sold for $360K with 4 beds and 2 baths in 2300 square feet. The smaller home needs updating and the lot backs up to the road noise from Cain Blvd.

Others in Boca Isles:

  • $645K – 20220 Ocean Key Drive, 5 beds, 3 baths, 2900 square feet (Boca Isles South, 1 floor)
  • $625K – 19440 Preserve Drive, 4 beds, 3 baths, 2700 square feet (North)
  • $530K – 19281 Cloister Lake, 5 beds, 3 baths, 2800 square feet (North)
  • $515K – 20190 Ocean Key, 4 beds, 3 baths, 2800 square feet (South)

Boca Chase: $350K – $410K
18348 Coral Chase Drive sold for $410K with 4 bedrooms and 2 1/2 baths in 2700 square feet, including a large second floor balcony overlooking the backyard pool and lake view.

  • $350K – 21460 Millbrook Court, 3 beds, 2 1/2 baths, 2700 sq.ft.
  • $390K – 18269 Clear Brook Circle, 4 beds, 3 1/2 baths, 2800 sq.ft.
  • $398K – 18218 104th Terrace, 3 beds, 2 baths, 2200 sq.ft.

Boca Greens: $439K – $490K

  • $439K – 20112 Back Nine Drive, 3 bed, 2 bath, 2100 sq.ft.
  • $465K – 10070 Crosswind Road, 3 bed, 3 bath, 2250 sq.ft.
  • $490K – 10152 Canoe Brook Circle, 3 bed, 3 1/2 bath, 2900 sq.ft.

Boca Winds: $400K – $510K
12737 Tulipwood Circle sold for $510K. The house has 5 bedrooms and 2 1/2 baths in 2900 square feet, including a lake view, small backyard pool, and recent updates to the kitchen and bathrooms.
All five Boca Winds homes in this report have water views.

  • $400K – 22225 Collington Drive, 4 bed, 3 bath, 2200 sq.ft.
  • $425K – 21910 Palm Grass Drive, 4 bed, 2 1/2 bath, 2400 sq.ft.
  • $437K – 12332 Cabot Court, 4 bed, 2 1/2 bath, 2300 sq.ft.
  • $495K – 22313 Vista Lago Drive, 4 bed, 3 bath, 2700 sq.ft.

Loggers’ Run: $355K – $750K
21406 Sweetwater Lane sold for $750K. The renovated 29 year old home has 5 bedrooms, and 4 baths in 4450 square feet, mostly on one floor on a 3/4 acre lot. There is a 550 square foot bonus room on the second floor.

  • $355K – 11661 Timberwood Road, 4 beds, 2 baths, 2050 sq.ft.
  • $380K – 11885 Sunchase Court, 3 beds, 2 1/2 baths, 2100 sq.ft.
  • $535K – 11325 Island Lakes Lane, 4 beds, 3 baths, 2700 sq.ft.
  • $500K – 22364 Waterside Drive, 4 beds, 2 baths, 2900 sq.ft.

Mission Bay: $357K – $441K

  • $441K – 10538 Wheelhouse Circle, 5 beds, 4 baths, 3200 sq.ft.
  • $415K – 10349 Buena Ventura Drive, 4 beds, 2 1/2 baths, 2600 sq.ft.
  • $406K – 10406 Buena Ventura Drive, 5 beds, 2 1/2 baths, 2950 sq.ft.
  • $375K – 20904 Avenel Run, 4 beds, 2 1/2 baths, 2300 sq.ft.
  • $357K – 10831 Haydn Drive, 4 beds, 2 baths, 2000 sq.ft.

Saturnia: $505K – $800K
In Part One we mentioned one Saturnia home that sold for a bargain $800K with 4700 square feet. An even bigger bargain was 11845 Bayfield Drive at $690K with 5 beds, 4 1/2 baths also in 4700 sq.ft. While the listing does not indicate short sale or REO, we do think it was some form of distressed sale.

  • $505K – 19101 Skyridge Circle, 4 beds, 4 baths, 2800 sq.ft.
  • $533K – 11554 Big Sky Court, 5 beds, 3 baths, 3000 sq.ft.

Saturnia Isles: $535K – $695K
Saturnia Isles is on the east side of 441 between Clint Moore and Atlantic. Four homes, all about 15 years old, sold there in the past month or so:

  • $535K – 15807 Menton Bay Court, 6 beds, 4 baths, 3300 sq.ft.
  • $587K – 15766 Menton Bay Court, 5 beds, 3 baths, 2900 sq.ft.
  • $625K – 9765 Napoli Woods Lane, 4 beds, 3 1/2 baths, 3700 sq.ft.
  • $695K – 9539 Barletta Winds Point, 6 beds, 4 baths, 3800 sq.ft.

Other notable sales at the high end of this report include two in The Bridges, one in Mizner Country Club, and one in Palma Vista:

  • $740K – 16854 Bridge Crossing Circle, 4 beds, 3 baths, 2600 sq.ft.
  • $725K – 8821 Valhalla Drive, 5 beds, 5 1/2 baths, 4600 sq.ft.
  • $715K – 16652 Gateway Bridge Drive, 3 beds, 3 baths, 2600 sq.ft.
  • $669K – 9737 Palma Vista Way, 5 beds, 3 baths, 3400 sq.ft.

In the $400K range, 22329 Rushmore Place sold for $485K in Lexington Estates, with 4 bedrooms and 3 baths in 3000 squre feet. At the same $485K, 22486 Martella Avenue in Boca Rio has 4 beds, 3 baths and 2400 sq.ft.
In Timbers of Boca, 21131 White Oak Ave sold for $434K with 4 beds and 3 baths in 2100 sq.ft.
Moving into the $300K range, two homes sold in Escondido. At $399K, 8769 Escondido Way has 3 beds and 2 baths in 2100 sq.ft., and 21150 Escondido Way with an extra half bath sold for $370K.
In Stonebridge, 10562 Harich Lane sold for $352K with 3 beds, 3 baths and 3100 square feet. Three other homes sold in Stonebridge between $260K and $290K.
Two homes sold in Boca Woods. 11037 Clover Leaf Circle sold for just $185K with 3 beds and 2 baths in 2000 sq.ft. 11116 Boca Woods Lane sold for $250K with 3 beds, 3 baths, and 2700 sq.ft.

Prices Rising in Loggers' Run

22070 Woodset Way sold for $610K, the highest price in the non-gated sections of Loggers’ Run. Built in 1982, the house has five bedrooms and four baths in 3800 square feet. HOA fees are less than $100/month.

Home prices have been going up for the past three years in Loggers’ Run. The numbers show similar increases across the board. We looked at single family homes larger and smaller than 2000 square feet, and also at townhouses and villas (in Timberwalk).
For the larger single family homes (excluding foreclosures and short sales), the average price rose to $473K at $178/sq.ft. That’s up from $453K ($171/sq.ft.) in 2015, and $442K in 2014 ($163/sq.ft.), or a 7-9% increase compared to two years earlier.
The highest price in 2016 was $745,000 for 22315 Solitude Drive in the Winding Lakes I subdivision off Judge Winikoff south of Publix. The 5 bedroom 3 1/2 bath house has 4200 square feet inside and a cul de sac location with water views.

In 2016 there were 36 transactions in the over 2000 square foot category for as low as $335,000. Several larger homes sold for over $600K. Listings take an average of just over two months to sell.
Smaller single family homes prices also increased. The average rose to $328K in 2016 ($192/sq.ft.) up from $313K in 2015 ($177/sq.ft.) and $311K in 2014 ($175/sq.ft.). That’s a 4% increase in prices and 7% in dollars per square foot from 2015, though 2015 was not up significantly from 2014. Five homes sold for $300K or less, while three homes sold at $375K, the highest for this group. Homes in this group sell a little quicker than the larger ones, averaging over a month.
We also looked at townhomes and villas in Timberwalk, south of Palmetto Park Road and Logger’s Run Middle School. They range from 1200 to 1600 square feet. The average price rose to $217K, up from $210K in 2015 and $192K in 2014 – up 13% in 2 years. Measured in dollars per square foot they rose from $142/sq.ft. in 2014 up to $166/sq.ft. in 2016 – a 17% increase.
The high end hasn’t changed that much in Timberwalk, with the top at or near $250K all three years. It’s the bottom that has changed. In 2014 most homes in the subdivision sold for $200K or less, and as low as $140K. In 2016 only 6 out of 33 homes sold for less than $200K and the lowest was $180K. Average “days on market” was similar to the under 2000 sq.ft. houses at just over a month.
We exclude “REO” and short sale transactions from our analysis because those prices aren’t as meaningful to most of our readers. We did look at the numbers including those and it did not make a big difference.

Teen Skater Arrested in West Boca for Broward Hit and Run?

Greg Holt mugshot from PBSO
Greg Holt mugshot from PBSO

Update: Broward Sheriff records indicate Holt was arrested for Grand Theft Auto. For now at least there are no charges indicating he caused the fatal accident. 
Greg Holt, a globally ranked street skateboarder from Deerfield Beach, was arrested by the Palm Beach County Sheriff’s Office last night, just a few days after his 18th birthday.
A reader reported:

They arrested […] who is suspected in the hit and run in coconut creek on Saturday night that killed the single dad.

Coral Springs Talk reported that police were searching for a male approximately 18 years of age from that incident. Charlie Ruiz (39) was killed in the accident.

Charlie Ruiz and his daughter; photo from Coral Springs PD
Charlie Ruiz and his daughter; photo from Coral Springs PD

We have reached out to PBSO and Coral Springs police to verify if Holt was arrested because of this incident. And we remind our readers that arrestees are innocent until proven guilty.
Holt is well known in the skating community, with over 10,000 Instagram followers on the well-known platform that is Instagram though the posts are restricted to approved followers. If you’re trying to get 10,000 followers like Grey Holt are then, you may want to look into an instagram manager to oversee your followers and who you’re following to give your account a real boost.
His Facebook profile is full of skating images and videos.
Photo from Holt's Facebook page.
Photo from Holt’s Facebook page.

Update – Further comment from reader:

This was Greg Holt and [we were ] there with him … as the cops had surrounded them as they pulled into the store to get a pizza. We where all held for about 3 hours. … it was Gregs 18th bday and he was coming to see […] after being at the coconut creek party when he flipped the car and killed the vehicle that was hit head on. This is such a tragic situation for all involved. He’s a good kid who had a bright future ahead of him and now it will most likely be spent In prison for the next 20 years. I just keep thinking this could’ve been any of us when we were young. Please keep all families involved in your prayers.

We would predict a prison sentence of 10 years with him getting out in roughly 8 years. It also may be difficult for prosecutors to prove Holt was the driver, that the accident was his fault, and that he has criminal culpability for it (as in the Stracar decision). However, leaving the scene of an injury accident may be easier to prove and that is still potential prison time.

Recent Home Sales in Boca Falls, Boca Winds, Parkview Estates and Loggers Run

Zip code 33428 is located west of Lyons Road and south of Glades Road. Neighborhoods include Mission Bay, Boca Falls, Boca Winds, Loggers’ Run, and Avalon. The area is known for great schools and low crime.

Want to buy or sell a house in West Boca?

Boca Falls is a gated community with manned entrances west of 441 between Glades Road and Palmetto Park Road. The community has a new exercise room and other recent upgrades.
21307 Rockledge Lane; image by Google
21307 Rockledge Lane; image by Google

The Mediterranean style estate home at 21307 Rockledge Lane sold for $965,000. It has 6 bedrooms and 7.1 bathrooms  in 6884 sq. feet of living space. The home also boasts a 4 car garage. The home underwent a complete renovation in 2010. Special features include soaring ceilings, floor to ceiling fireplace, a grand staircase and hardwood floors. The gourmet kitchen has top of the line appliances, custom cabinets and massive island.  The lavish master suite has a morning bar, dressing area and huge bathroom. In addition, there is a movie theater, gym and game room. The backyard overlooks the lake and has a resort style pool and spa.  Built in 1998, it was previously sold in 2008 for $960,000.
21681 Fall River Drive; image by Google
21681 Fall River Drive; image by Google

The large ranch home at 21681 Fall River Drive sold for $696,000. It has 4 bedrooms and 3.1 bathrooms in 3488 sq. feet of living space. Completely remodeled in 2015, it has a new kitchen and new bathrooms. The kitchen has 42″ cabinets, a large island and granite counters. The master bath has custom double vanities and a frameless shower. The den has a built in bookcase. There are travertine floors and wood floors in the bedrooms. The back overlooks the lake and has a pool and putting green. Built in 1996, it sold for $566,151 in 2015.
The home at 21461 Halstead Drive sold for $508,000. It has 5 bedrooms and 3 full bathrooms in 3388 sq. feet of living space. The San Francisco model has one bedroom and the master suite on the ground floor. New tile floors have been installed throughout the living areas and kitchen. The covered patio has a screened in pool. The home also has a 3 car garage.  The home was built in 1997 for $299,800.
Parkview (Avalon) Estates is a gated community just east of 441 on Palmetto Park Road, behind Lowe’s. Students attend Sandpiper Shores Elementary, Eagles Landing Middle School and Olympic Heights Community High School.
The home at 9605 Parkview Avenue sold for $665,000. It has 5 bedrooms and 4 full bathrooms in 3369 sq. feet of living space. This 2 story home has a ground floor master suite with bamboo floors and a completely remodeled bathroom and bath.  The new kitchen has granite counter tops, a extra large peninsula and stainless steel appliances. A special feature is a gourmet full summer kitchen under a custom covered patio.  French doors lead out to the heated salt water pool which has a new control panel and is surrounded by travertine pavers. Built in 1998, it was originally purchased for $367,000 and sold in 2013 for $615,000.
The custom home at 9725 Parkview sold for $580,000. It has 5 bedrooms and 4 full bathrooms in 3369 sq. feet of living space. The dramatic entry has custom wood moldings. There is a spacious open kitchen with a cozy breakfast nook. The master suite and guest room with cabana bathroom are on the first floor. The fenced in yard has a pool and lovely garden.  The home was built in 1998 for $342, 500.
Boca Winds is a large community west of 441 on Palmetto Park Road. Community amenities include a clubhouse, basketball and tennis courts, a pool and sidewalks. Students attend Waters Edge Elementary School, Loggers’ Run Middle School and West Boca Raton High School.
12613 Little Palm Lane; image by Google
12613 Little Palm Lane; image by Google

The beautiful two story home at 12613 Little Palm Lane sold for $510,000. It has 4 bedrooms and 3.1 bathrooms in 3252 sq. feet of living space. The spacious master bedroom suite has a large master bathroom and is located on the first floor. The home boasts a loft on the 2nd floor for entertaining. The gourmet kitchen has upgraded cabinets, granite counters, new appliances and under counter lighting. The backyard has a screened in pool with a great view of the lake.  Built in 1998, it was last purchased in 2012 for $425,000.
The Loggers’ Run development consists of fifteen subdivisions. Most of the subdivisions are not gated.  The development features a common swimming pool, tennis courts and a playground. There are also jogging and biking trails.  Students go to Sandpiper Shores Elementary School, Loggers’ Run Community Middle School and West Boca Raton High School.
22070 Woodset Way; image by Google
22070 Woodset Way; image by Google

The ranch home at 22070 Woodset Way in the Tamarron subdivision sold for $610,000. It has 5 bedroom and 4 full bathrooms in 3819 sq. feet of living space. This spacious home is located on a quiet cul-de-sac. A special feature is the sunken marble floor living room with a coral rock fireplace. Wood flooring is located in the main living areas. The master bathroom has a jetted jacuzzi tub and separate shower. A large covered patio with a built-in grill overlooks the private backyard with a heated swimming pool. Built in 1982 for $245,900, it was last purchased in 2009 for $737,500.

Review: Padano Bistro in Loggers' Run

There’s a new Italian restaurant in the Loggers’ Run plaza. It’s in the same location as the old Mama’s, but the interior and menu are new and different.
On the inside we noticed upgraded materials throughout. It looks nicer and feels roomier even though it’s the same space.

This is of course a restaurant so the food’s the thing. It’s good. We won’t go so far as to say great, but it’s better than the last two operations in the space.
The soups were the best part of our meal. They come out with covers and they’re so hot you can’t really eat them for a minute so you have to wait while you smell them.

Pricing is a potential issue. The soups are $7 which seems like a lot. But you get a lot – we ate about half of our soups and took the rest home. Unlike many other places there’s no deal where you get a cup of soup with the entree for a lower price. Also they did not serve bread with the meal. It costs extra.
On the entree side the pasta dishes we ordered were in the ballpark of $13, which is reasonable. The dishes were not exactly what we expected, both in the way they looked and the taste. But they were still good enough and we certainly ate our fill. You’ll have to try it yourself to see if you like the way they cook them. As with the soups the entrees came with ample portion sizes.

We did not try the more expensive entrees or the pizza. A friend who knows pizza ate here before we did and said the pizza is excellent though he thought the ones with toppings were a bit pricey.
Padano is definitely worth a try, especially if you live in the Loggers’ Run area. They’re still a work in progress. The website doesn’t reflect that they’re open yet and we can’t find a menu online.