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Robert Darrow, Broker Associate

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Snowbird Condos in South Florida – Lauderdale Oaks in Lauderdale Lakes

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Previously we wrote about our favorite collection of condominiums that are favored by Snowbirds throughout South Florida and today we are adding Lauderdale Oaks in Lauderdale Lakes to the selection because so many of our clients have discovered the community.

Lauderdale Oaks is located along Oakland Park Boulevard in central Broward between I-95 and the Turnpike, and once you enter the community the tranquility will amaze you compared to the busy congestion that surrounds the community.  Don’t let it deter you, however, as the community is located conveniently close to I-95 for easy access to the airports, and the central location means residents have access to both the beach (3.5 miles east) or to attractions further west in Weston and Sunrise.  Golf, shopping, movies, dining, and entertainment are plentiful in any direction.

Inside Lauderdale Oaks the community features 716 condominiums in 19 buildings.  Being a 55+ community means the homes are very affordable which is a surprising change from incredibly expensive new construction nearby.  A large club house features an auditorium with seating for 300 and many activities all year long.  Three pools, shuffleboard, bocce ball, and plentiful walking trails create a tranquil oasis where it’s easy to relax.

Homes available in Lauderdale Oaks

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Posted in: Buyers, Condominiums, Guides, Live The Dream, Living in South Florida

Can I use my condo in South Florida as a short-term rental or Vacation Rental By Owner?

Your Guru gets asked every now and again to help a buyer, who fancies himself/herself an investor, locate a condo that can make a little income (or perhaps a lot of income) on the side.  You should know that there are virtually NO condos in the area that allow AirBnB, VRBO or short term rentals.

Why can’t I rent my condo short term?

Here’s the reason:  The over-supply of condos in 2005 heralded the “beginning of the end’ of the condo building boom in South Florida.  We led the nation in the real estate “bust” and in turn, led the nation in the recovery.

Cash investors bought up the bargain-priced inventory and used those condos as rental properties – in any way they saw fit.  There were traditional long-term rentals, but those investors also treated their investments like short-term rentals and even as alternative to hotel rooms.

Lending on condominiums ground to a halt because so many condos had more tenants than owners.  Most lenders didn’t see condominiums as viable investment for their lending portfolios – they believed they’d lose money on every one of them.

Condominium boards also got an earful from angry residents as tranquil buildings turned into transient communities and party-pads.  Associations responded by enacting rules requiring anything from a year of ownership before an owner could rent their unit, to restrictions on lease length, and outright bans on short-term leases.  In most cases here in South Florida you’ll find a condominium association will have a minimum of a 6-month lease, or 12 month lease, or a restriction that a unit may only be leased once or twice per year.

Our marketplace and season has matured as well.  We don’t get as many snow-birds as in the past who drove the short-term rental demand.  The Fort Lauderdale and Miami metro areas are not as tranquil as they once were, contributing to the decline in demand for quiet short term housing.

Posted in: Advice, Buyers, Condominiums, Live The Dream, Property Management, Vacation

Affordable Snowbird Friendly Condominiums around South Florida

Everyone loves a gorgeous new development.   The glamour of the shimmering high rise towering above the cosmopolitan skyline grabs attention, and the press loves to print gorgeous glossy advertisements in the cosmopolitan magazines.  Flying under the radar, however, are thousands of affordable condominium homes that make owning a second home or retirement condominium a possibility for the savvy south Florida shopper.

The exploration of these Snowbird communities began for Your Guru three years ago with the arrival of my mother-in law.   Her first visit was for two weeks when we bought our first home.  The following year, the visit stretched to six weeks.  Last year, mom made herself at home for a solid three months.  Sometime last summer, she announced that this visit, she’d be staying.  So there was some incentive to find a place – outside my house.

The following is my starting point for anyone that comes to south Florida with a desire to escape the frigid north and pursue the dream of a get-away in the sunshine state.  It should be noted that a search of Fort Lauderdale’s surrounding communities will return a myriad of condominium choices, the selection can range from the downright dismal to the merely adequate.  My guidance invariably reverts to one of four to eight communities of exceptional character, location, management and amenities.  Follow along as I take a drive through my Four Favorites in the following video and check out my recommendations below.

Robert’s Top Snowbird Friendly Condos in South Florida

I’ve not mentioned pricing on this page as I do not want the page to get “stale” – each page linked here is updated with the latest pricing and availability.

Cypress Bend Condominiums in Pompano Beach are my favorite alternative to the larger community of Palm Aire located nearby.  What draws folks to Cypress Bend are the amazing location just north of Fort Lauderdale, only 15 minutes to Fort Lauderdale-Hollywood Airport, the Isle Casino next door and the beach only two miles away.  From Cypress Bend you can get to great restaurants, movies, malls and attractions just outside the community entrance.  The community is extremely well managed, exceptionally well cared for, on sprawling grounds where every building is nestled along the banks of a central lake.  Here’s the page with what’s currently available in Cypress Bend.

Palm Aire Condominiums in Pompano Beach are on nearly everyone’s list of places to investigate – with good reason.  The community features thousands of homes that vary from standalone villas to condominium high-rises.  There are townhomes, garden-style walk-ups as well offering something for every taste.  Nestled around FOUR golf courses, the property has acres of green space and miles of recreation paths.  The golf courses are public and no membership is required.  Palm Aire is an all-ages community so there are no restrictions on who can purchase a home.  Throughout the community are tennis courts, multiple pools, clubhouses with fitness facilities, even small convenience stores!  Here’s the page with what’s currently available in Palm Aire.

Century Village East in Deerfield Beach is where my search ended.  The condominium that we purchased for Mom was a one-bedroom, one-bath with screened in balcony in one of the mid-rise buildings for the crazy price of $36,000.   To give you an idea of pricing at Century Village East, prices vary depending on where you are in the community – more for condos close to the center, less for condos closer to the outside edge.  Prices vary by size (one bedrooms are available with a bath-and-a-half as well) and by how updated they are.  Finally there are a variety of walk-up (2-story) buildings or 5-story elevator buildings – of which the mid-rises are more expensive.   Mom’s condo was freshly painted, had modern tile throughout, and a dated kitchen and bath.  We gutted the kitchen with a clean modern kitchen and freshened the bath.   Maybe spent $2,500 updating the apartment with a good cleaning and new paint.  There are Century Village communities in three other locations as well depending on whether you prefer Pembroke Pines, Deerfield Beach, West Palm Beach or Boca Raton.  Here’s the page with what’s currently available in Century Village East.

Kings Point in Tamarac is the newest development, which makes sense since it’s the furthest west – near the Sawgrass Mills Mall and the BB&T Center.  Residents of Kings Point enjoy modern buildings that feature contemporary floor plans, hurricane impact windows in some buildings and in-home laundry in many buildings.  Sprawling over several square miles and with 9,000 homes, the community has endless jogging, walking and bicycle paths.  The landscaping is lush and most buildings feature some water view.  Of course there’s a community center with amazing facilities along with a theater for live shows and movies.  Every cluster of homes has its own pool as well so every resident can walk to a sundeck and a soak.   The benefit to the location at the western boundary in Broward is proximity to enormous parks, everglades nature preserves and of course world-class shopping, sports and entertainment at BB&T Center.  Here’s the page with what’s currently available in Kings Point.

Lauderdale Oaks is located along Oakland Park Boulevard in central Broward between I-95 and the Turnpike, and once you enter the community the tranquility will amaze you compared to the busy congestion that surrounds the community.  Don’t let it deter you, however, as the community is located conveniently close to I-95 for easy access to the airports, and the central location means residents have access to both the beach (3.5 miles east) or to attractions further west in Weston and Sunrise.  Golf, shopping, movies, dining, and entertainment are plentiful in any direction.

Inside Lauderdale Oaks the community features 716 condominiums in 19 buildings.  Being a 55+ community means the homes are very affordable which is a surprising change from incredibly expensive new construction nearby.  A large club house features an auditorium with seating for 300 and many activities all year long.  Three pools, shuffleboard, bocce ball, and plentiful walking trails create a tranquil oasis where it’s easy to relax.  Here’s the page with what’s currently available in Lauderdale Oaks.

These are my top four favorite spots for your ideal Snowbird Retreat.   I’d say there are another half a dozen that I like.  Although you may see dozens more, one of the benefits of having a pro working for you is the time and aggravation saved from seeking out this information on your own.  They don’t call me the Guru for no reason!

Are you seeking a sunny South Florida home for yourself?  Contact me today

Posted in: 55+, Buyers, Condominiums, Guides, Live The Dream, Living in South Florida, Tour, Video

Kings Point Condominiums in Tamarac

Kings Point Condominiums Tamarac Florida

Kings Point in Tamarac truly offers something for everyone with nearly 9,000 residences.  Modern elevator buildings afford contemporary floor plans with new kitchens and bathrooms, many with in-home laundry.  Garden style buildings feature more secluded living with private entryways and walk-up homes.  Miles of bicycle and walking paths wind through the various communities.  As you make your way throughout, residents enjoy pools, tennis courts and a myriad of other outdoor activities.

In the center of it all is a large community center and theater for both live performances and movie screenings.  A business center features computers and printers, and internet access throughout the center.  Class and recreation rooms accommodate the extensive class schedule and recreation rooms range from a pool hall to card rooms with the obligatory tournaments.  The location in Tamarac is tranquil and secluded, however only a short distance to major attractions such as the Sawgrass Mills Outlets and the BB&T Center.

See the comprehensive guide to Snowbird Friendly Condos for my complete list of favorite communities

What’s Available in Kings Point

A complete list of all the homes in Kings Point is available here.

Kings Point is a community of “neighborhoods” throughout Tamarac. Each separate community offers a different feel with different types of homes.  Some feature mid-rise modern buildings, some are villas and town homes, and others feature first and second floor walkups in a woodland setting.  Home selections in the various neighborhoods are listed below.

Ashmont: One bedroom with one bath and two bedroom with two bath condominiums in elevator buildings. Amenities include an entrance gate, heated pool and shuffleboard. Click to see what’s available in the Ashmont neighborhood.

Belfort: Two bedroom with one or two bath condominiums in a garden setting with first and second floor walk up homes. Residents enjoy the secure entrance, a barbecue and picnic area, heated pool and shuffleboard.  Click to see what’s available in the Belfort neighborhood.

Clairmont: One bedroom with two bath, and two bedroom with both one and two bath homes in elevator buildings surrounded by lush landscaping and water views. Residents appreciate 24-hour security and secured entrance, a barbecue and picnic area, heated pool and shuffleboard.  Click to see what’s available in the Clairmont neighborhood.

Devon:  The Devon community features all modern two bedrooms with two baths in three story elevator buildings. Amenities include an entrance gate, outdoor pool and shuffleboard.  Click to see what’s available in the Devon neighborhood.

Exeter:  The Exeter Neighborhood community features 2 and 3 bedroom, 2 bath coach homes, all with either a 1 or 2 car garage. The 3 bedroom upstairs units have approximately 2,000 square feet under air, while the 2 bedroom downstairs units have approximately 1,600 square feet under a/c. All upstairs units have an elevator. The well landscaped Neighborhood’s amenities include a heated pool and shuffleboard courts.  Click to see what’s available in the Exeter neighborhood.

Fairfax:  Fairfax is an island surrounded by a large body of water within the Kings Point community with beautiful water views from every apartment home. With the convenience of elevators in each building, this spread out; beautifully landscaped community features spacious, beautiful 2 and 3 bedroom 2 full bath floor plans with a 200 sq. foot terrace. The Queen is 1,425 sq. feet under air and The Prince and The King are both 1,775 sq. feet under air. Amenities include entrance gate, manned security 24/7, outdoor heated pool, clubhouse, basketball, handball & racquetball courts and shuffleboard.  Click to see what’s available in the Fairfax Neighborhood.

Granville:  Welcome to beautiful Granville with deluxe 2 bedrooms 2 bath and 3 bedrooms 2 bath floor plans with elevator buildings. Amenities include 24 hr. manned entrance gate, outdoor heated pool, clubhouse, BBQ picnic area, handball court and shuffleboard.  Click to see what’s available in the Granville Neighborhood.

Lombardy:  This is for you if you like the feel of a single family home of a 2 or 3 bedroom unit with den, 2 full baths and 1 car garage. Amenities include entrance gate, outdoor heated pool, clubhouse, shuffleboard, in-home security, cable TV, trash removal and you can BBQ in your own backyard.  Click to see what’s available in the Lombardy Neighborhood.

Malvern:  Malvern villas have the cozy feel of a single family home featuring beautiful 2 and 3 bedrooms with Jacuzzi bath tubs, den, skylights and picture windows. Amenities include entrance gate, outdoor heated pool, Jacuzzi hot tub, clubhouse and you can BBQ in your own backyard.  Click to see what’s available in the Malvern Neighborhood.

Southampton:  The Southampton community has impressive floor plans of expansive 2 and 3 bedroom 2 bath apartment homes in elevator buildings. Amenities include the comforting feeling of a secured entrance gate, manned between the hours of 7:00 am and 11:00 pm; gates are securely locked after 11:00 o’clock. Residents enjoy a private clubhouse, heated pool, tennis courts and shuffleboard.  Click to see what’s available in the Southampton Neighborhood

Trent:  The popular Trent neighborhood is one of choice which offers 2 bedrooms 1 bath, 2 bedrooms 2 bath and 2 bedrooms 2 ½ baths. Amenities include entrance gate, elevator buildings, outdoor heated pool & cabana and shuffleboard.  Click to see what’s available in the Trent Neighborhood.

Weldon:  Beautiful Weldon offers gorgeous 2 bedrooms 1.5 baths and 2 bedrooms 2 bath floor plans with elevator buildings. Amenities include 24 hr. manned entrance gate, BBQ/picnic area, outdoor heated pool and shuffleboard.  Click to see what’s available in the Weldon Neighborhood.

Yardley:  The youngest of all Kings Point communities, Yardley offers 2 bedrooms 2 bath apartment homes with elevator buildings. Amenities include entrance gate, outdoor heated pool & cabana and shuffleboard.  Click to see what’s available in the Yardley Neighborhood.

 

Posted in: 55+, Buyers, Condominiums, Guides, Live The Dream, Living in South Florida

Development Update: Metropica in Sunrise

Metropica_Final-View-05_RThe folks from Metropica stopped at the office this week to present the plans for the enormous development located in Sunrise near the Sawgrass Mills Mall.   The community is planned on 65 acres and will feature condominiums, hotels, retail and apartments in an urban retreat where residents never need to leave the property.

Ultimately, the master plan calls for shopping, restaurants, wifi everywhere on property for residents, five-star health clubs, 650,000 square feet of office space, 2,250 residences, 3,600 parking spaces, two hotels, all encompassing 4-million square feet.

Tower 1 is on offer at this point featuring 1, 2 & 3 bedroom homes ranging from 740 to 1,379 square feet.  Ground breaking is set for First Quarter 2015, and delivery 3rd quarter of 2016.    For a development with quite stylish finishes and amenities, prices are remarkably affordable.  One bedroom homes are currently priced from $280,000 to $350,000.   Two bedroom homes are priced from $365,000 to $588,500 and a three bedroom floor plan is offered from $523,000!

Deposit structure is 50% as development progresses.   10% at reservation and 10% at contract.   20% at ground-breaking and final 10% at top-off.

The first tower offers features such as pool and sun-deck, massage therapy and health club, tennis, concierge, outdoor summer kitchens for entertaining, indoor theater for residents, pet run, storage facilities, and a rental program that can be administered by Metropica Realty.

Fits and finishes inside the homes appears to be spectacular from renderings.   Interior design is by YOO Design Studio featuring porcelain tile in the living and bedroom areas, floor to ceiling glass windows, and amazing balconies.   Kitchens are spec’d out with porcelain flooring and back-splashes, contemporary kitchen cabinetry, quartz counter-tops, stainless steel appliances, and plumbing fixtures by Hansgrohe.

Metropica Condos
Metropica Condos
Metropica Condos
Metropica Condos
Metropica Condos

Would you like to be kept up-to-date on the development at Metropica in Sunrise?

For additional information contact Robert Darrow at Keller Williams Fort Lauderdale with the contact form below or call Robert today at 954-446-9001 with any questions.  Ready to make an appointment to view this incredible property?  For all your Fort Lauderdale real estate needs and an introduction to Metropica in Sunrise, we are always here to help as your buyers agents in the  Fort Lauderdale area.

 

Posted in: Condominiums, Development, Live The Dream

Development Update: The Sunrise Galleria Redevelopment and Planned Community

Your Guru was able to attend the Central Beach Alliance (CBA) membership meeting on Thursday, October 2nd, where we were given some preliminary information on the massive redevelopment of the site where the Galleria Mall is located.

An ambitious plan is in preliminary planning stages featuring the construction of several buildings including 1,645 residential units, a 150 room hotel, a senior residential facility, and a renovation of the mall itself.   The plans seem quite comprehensive but are still open for community comment and nothing has been approved for construction at this time.   A more final plan should be presented to the CBA in January, 2015, with that version to be submitted to the City of Fort Lauderdale for eventual approval.

Over the years, the site has evolved from what once was the Sunrise Mall, a modest strip mall, built in 1954.

Galleria Originally

 

In 1981 the mall was enclosed and developed into the indoor mall we see today, and re-named the Galleria Mall in 1980.   In 2004, the new front entrance and the section of the mall that contains all the restaurants was constructed.

The main feature of the redevelopment plan will be right along the IntraCoastal Waterway where a 45 story condominium is planned.   Tentatively named 2600 at The Galleria, this building will be the tallest of the new buildings and the developer hopes to construct 379 residential units, 165 hotel rooms, and 32,000 square feet of additional retail space.   This tower is planned to be 45 stories tall.

2600 At The Galleria

Other sites feature plans:

-> A 17 story senior residential community of 326 units

-> A 15 story residential building of 236 units

-> An 11 story residential building of 108 units

-> A 14 story residential building of 238 residential units

-> A 24 story residential building of 167 residential units

-> A 28 story residential building of 198 residential units

Sunrise Galleria Arial Rendering
Sunrise Galleria Rendering
Sunrise Galleria Rendering
Sunrise Galleria Rendering
Sunrise Galleria Rendering
Sunrise Galleria Rendering
Sunrise Galleria Rendering
Galleria Mall Redevelopment Rendering
Galleria Mall Redevelopment Rendering
Galleria Site Diagram

Would you like to be kept up-to-date on the development at The Galleria on Sunrise?

For additional information contact Robert Darrow at Keller Williams Fort Lauderdale with the contact form below or call Robert today at 954-446-9001 with any questions.  Ready to make an appointment to view this incredible property?  For all your Fort Lauderdale real estate needs and an introduction to The Galleria on Sunrise, we are always here to help as your buyers agents in the  Fort Lauderdale area.

Posted in: Condominiums, Construction, Development, Fort Lauderdale

Oakland Park Condos and Townhomes

Living in Oakland Park is remarkably similar to living in Fort Lauderdale as the City of Oakland Park is surrounded by Fort Lauderdale on all sides. The community is located mostly east of I-95 and consists mainly of my favorite 1950’s and 1960’s Florida Atomic Ranch homes.

Originally incorporated in 1925 as the town of Floranada but the town went bankrupt after the hurricane of 1926. The town was incorporated again as Oakland Park in 1929.

A small, but quaint, downtown area is undergoing a revitalization project featuring new streets and sidewalks and a push to attract new businesses to a hometown style main street just east of Dixie Highway, and to the north of Oakland Park Boulevard. A new attraction is the Funky Buddha Lounge located on 38th Street just north of the Downtown area. This enormous brewery features a myriad of home-made beers and a selection of food from gourmet food trucks that are brought in on a themed and rotating basis.

Although Oakland Park can be a quiet little suburb, it’s well located for commuters who need access to I-95, and enjoy the attractions like the beach and nightlife in Wilton Manors.

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Posted in: Condominiums, Listings, Live The Dream, Oakland Park

Weston Townhomes and Condos

Weston is one of Broward County’s newest suburbs. Located on the western boundary of Broward, it’s nestled right up against the Everglades. Weston was conceived and developed by JMB Realty to be a beautiful and upscale place to live. Cultural diversity, masterful landscaping and sunny skies make this resort-like community a paradise for its ritzy residents. Incorporated in 1996, the designer town is ultra chic with Royal Palms lining the streets and luxuriant foliage surrounding its signs.

The homes are large and spectacular. Schools are the best in the area. Shopping is plentiful from the quaint (but completely manufactured) downtown Weston to the nearby malls and mega shops along the Sawgrass Expressway.

Here’s the list of condos and town homes for sale in Weston

Posted in: Condominiums, Listings, Live The Dream, Weston

Condos and Townhomes in Victoria Park over $1-million

Nestled in the heart of downtown Fort Lauderdale, we’re a vibrant community that’s evolving into the future while still retaining the charm of Old Florida.  Located between the Isles of Las Olas / Intracoastal Waterway / Middle River and Federal Highway, stretching from Broward to Sunrise Boulevards, we’re home to more than 10,000 diverse residents who enjoy living near the amenities of Downtown, the shopping and fine dining of Las Olas, and sun, sand and surf of the world famous Fort Lauderdale Strip — all while enjoying a cozy residential neighborhood.  If real estate is all about “location, location, location” — we have it, have it, have it!  And if community is all about people, we have a diverse and tolerant population pulling together to make our corner of paradise even better.

Check out the list of condos and townhomes here

Posted in: Condominiums, Fort Lauderdale, Listings, Live The Dream, Victoria Park

Condos and Townhomes in Victoria Park up to $1-million

Nestled in the heart of downtown Fort Lauderdale, we’re a vibrant community that’s evolving into the future while still retaining the charm of Old Florida.  Located between the Isles of Las Olas / Intracoastal Waterway / Middle River and Federal Highway, stretching from Broward to Sunrise Boulevards, we’re home to more than 10,000 diverse residents who enjoy living near the amenities of Downtown, the shopping and fine dining of Las Olas, and sun, sand and surf of the world famous Fort Lauderdale Strip — all while enjoying a cozy residential neighborhood.  If real estate is all about “location, location, location” — we have it, have it, have it!  And if community is all about people, we have a diverse and tolerant population pulling together to make our corner of paradise even better.

Check out the list of condos and townhomes here

Posted in: Condominiums, Fort Lauderdale, Listings, Live The Dream, Victoria Park

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Robert Darrow

Robert Darrow your Sunshine Guru

Keller Williams Realty
3696 N. Federal Highway
Ft. Lauderdale, FL, 33308
(954) 446-9001

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Single Family Homes in:

  • Fort Lauderdale $1-million & up
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  • Oakland Park
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Townhomes & Condo's in:

  • Fort Lauderdale $1-million & up
  • Fort Lauderdale $100,000-$250,000
  • Fort Lauderdale $250,000-$600,000
  • Fort Lauderdale $600,000-$1-million
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  • Weston
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