Live The Dream Archives | Sunshine Guru

4785 SW 49th Street in Davie – FL – 33314

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Price Reduced! $480,000

4785 SW 72nd Avenue, Davie, Florida, 33314

We just listed this spacious home in Davie. Professional photographs, a floor plan, and a 3D walk-through are AVAILABLE! Check them out at

http://listing.accutour.com/bt/4785_SW_72nd_Ave.html

Open House: Saturday, October 27, from 11:00 am to 1:00 pm.

Just listed in Davie: This is a single family home with an attached in-law apartment, 2-car garage and secluded pool. Off Griffin Road on a dead-end cul-de-sac this home sits on 4/10ths of an acre, backing up to an unoccupied Palm-Tree Nursery. The home features three bedrooms and two baths, PLUS a convertible 1-bedroom in-law apartment with another bath, separate kitchen, separate entrance and French Doors overlooking the pool.

Baths have been updated with new white vanities and blue granite counter-tops. The kitchen follows the same theme along with stainless-steel appliances. Washer/Dryer are in the mud-hall just off the kitchen, leading to an attached, two-car garage. Impact windows have been installed at most openings. Three openings have shutters (the in-law apartment.)

If you are coming from the west, follow Griffin Road to SW 72nd Avenue and turn right. If coming from the east, you’ll have to make a U-Turn at SW 73rd – BE CAREFUL! Turn right on SW 72nd Street and follow it all the way to the end. 4785 SW 72nd Avenue is the last house on the right.

Would you like to arrange a tour? Contact Robert by text or call to (954) 446-9001 or using the form below.

Buyers are you worried when your pre-approval letter says you are approved for more?

A colleague recently asked if he should get a new approval letter for his buyer. The reason was that he was negotiating on a house, and was planning on offering less than the approval amount that the buyer could afford. I’ve also been in a situation where my buyer has cash in the bank for a cash purchase, and the bank balance is far more than the purchase price.

The question is: Are you giving away too much information by letting it be known that you CAN spend more than you want? Perhaps, but I don’t think this is a significant objection to overcome.

Let’s say a buyer has a mortgage approval for $400,000. A house is listed for $375,000 but is only worth $360,000. Will it make negotiations more difficult if a seller sees a letter that says the buyer can spend $400,000? Not if I’m good at what I do.

There is absolutely no justification for a negotiation to include a dialog of “but he has the money.” What in the world does that have to do with the price of Tea in China? Nothing.

This reminds me of sellers that “need to get” to a particular price in order to buy a new property. How is that my problem? It’s not. The house is worth what the house is worth. If it’s like all the other houses on the block, it’s probably worth close to the other houses. If it’s unique, it’s worth what a buyer is willing to pay. It’s certainly not worth what my bank balance says I have. That’s like my other favorite saying “How can I be overdrawn? I still have checks left!”

Next thing out of my mouth when someone says that to me is: prove it. Show me some justification for your price. I’ve proved my client can buy it. Now you prove your worth. If you can’t? We’ll be on our way.

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

$110,000 Active

2801 47th Ter NW 409A Lauderdale Lakes, Florida

2 Beds 2 Baths 1,021 SqFt

$89,900 Pending Sale

2990 46th Ave NW 206A Lauderdale Lakes, Florida

2 Beds 2 Baths 1,021 SqFt

Beautiful 55+ community apartment for sale with 1 bedroom and 1/2 bathroom. Totally renovated with upgraded, modern looking, kitchen, bathroom, floors, etc. The unit is located at a very nice area surrounded by shopping centers, restaurants and banks and other 55+ communities. The condominium is amazing! with beautiful social areas with game rooms, theaters, pool, meeting rooms and resting areas all around the complex. Lots of green areas to take a walk and just relax. Property is currently tenant occupied, showings by appointment only.

$89,000 Active

3061 47th Ter NW 328B Lauderdale Lakes, Florida

1 Beds 2 Baths 662 SqFt

Immaculate & bright unit with 2 bedrooms and 2 bathrooms at Lauderdale Oaks with only a few steps from the pool and the country club. Tile floor throughout the entire place, large patio with relaxing views on the water and all furnished & turnkey.Community with 3 heated pools, shuffleboard, gym, library, ping-pong, billard, activities, extra storage and more. Close to the malls, restaurants and highways.

$85,000 Active

2900 47th Ter NW 309A Lauderdale Lakes, Florida

2 Beds 2 Baths 1,021 SqFt

Beautiful 2 bedroom 2 bathroom all remodeled new open kitchen, new bathrooms, all tiles through out. Stairview antenna over 60 channels. Good location close to stores, restaurants, highways and beach. Very active community: Shuffleboard, Petanque, Live show, Bingo, Sauna, Exercise room and much more. This is a adult community 55+

$82,000 Active

2901 46th Ave NW 303 Lauderdale Lakes, Florida

2 Beds 2 Baths

Very nice and clean 2/2 Condo unit , Building 12, on the first floor, ready to be moved in. Very clean painted walls with Ceramic tile and floor in bedrooms. Relaxing water view from the bedroom and a back patio. Quiet 55 and over community, convenient to shopping and restaurants. Near to I-95, Turnpike and State Rd 7.The community offers 3 pools, clubhouse with a gym, library and a recreation room with pool tables. Very easy to show , call Listing Agent. Very near to public transportation, or drive your car. VERY MOTIVATED SELLERS!!

$79,900 Active

3001 46th Ave NW 102 Lauderdale Lakes, Florida

2 Beds 2 Baths

For sale is an immaculate 2 bedroom, 2 bath CORNER condo located in Lauderdale Oaks (55+ community). This nice, quiet corner unit has a direct view of the swimming pool, outdoor water fountain & part of the Clubhouse, which includes the community Gym & Library. There is Tile flooring throughout the unit, with exception of 2 rooms, that are wood flooring. Unit is located near the elevator, stairwell & laundry facility of the building.
Everything in unit has been very well maintained including several stainless steel appliances. Nearby businesses include Walmart located about 2 blocks away; Lauderhill Mall & Broward Meat market about 5 mins away; & a Ross clothing 7 mins away. This corner unit is also located a few blocks in between both turnpike & 441. There is a 24hour security patrol!

$77,000 Active

3081 47th Ter NW 315 Lauderdale Lakes, Florida

2 Beds 2 Baths 922 SqFt

Very nice 2/2 in the active community of CYPRESS CHASE. 4TH floor with a great view of the pool area in a very private area of the complex. Unit comes furnished and is ready for you ! easy to show . this is a 55+ community. Use showing time

$69,900 Active

2901 48th Ave NW 466 Lauderdale Lakes, Florida

2 Beds 2 Baths

Lovely 2/2 with enclosed patio that overlooks the pool area! Large eat-in kitchen, and bathrooms have had some updating. Lots of storage! Great location! Furniture negotiable! 55+ community per association. No rentals the first year, after that can rent for one month minimum, six months maximum. No pets.
FIRPTA with offers.

$69,900 Active

2991 46th Ave NW 308 Lauderdale Lakes, Florida

2 Beds 2 Baths

INVESTOR SPECIAL 10% return- cash on cash
100% renovated, everything is new
long term tenant at $975.00 a mo
1-1&1/2 with screen porch

$69,000 Active

3001 48TH AV NW 341 Lauderdale Lakes, Florida

1 Beds 2 Baths

A must sell. Don't miss the opportunity for this beautiful turnkey unit. Mint condition. Screened balcony equipped with hurricane shutters. Great, serene view of the pool and common area. Association requires at least 1 resident be a min of 55yrs old, have a min annual gross income of $35,000 and a min credit score of 680 This is a must see. Bring all offers.

$67,900 Active

2999 48th Ave NW 453 Lauderdale Lakes, Florida

2 Beds 2 Baths 960 SqFt

2 bedroom 2 baths with additional enclosed family room that could be used as an office or 3rd bedroom,first floor,all ltalian tiles,back door leads out to the pool area

$67,000 Active

2999 48 AV NW 138 Lauderdale Lakes, Florida

2 Beds 2 Baths 960 SqFt

$65,000 Active

2901 46th Ave NW 404 Lauderdale Lakes, Florida

1 Beds 2 Baths

Gorgeous Unit at Lauderdale Oaks. Completely Renovated. NEW Kitchen w/White Shaker Style Cabinets and NEW Stainless Steel Appliances & NEW Granite Countertops. NEW Bathroom. NEW Central A/C. NEW Flooring throughout. Freshly Painted. Lovely Garden Views from your Private Balcony. Manicured Grounds. Recreational Amenities Include a Sparkling Swimmy Pool and Clubhouse. This is a 55+ Community. In Move-In Condition! Shows well! First Time Buyers, complete HomePath Ready Buyer homeownership course & earn closing cost assistance. This is a Fannie Mae HomePath Property!

$64,000 Active

2900 47th Ter NW 308-B Lauderdale Lakes, Florida

1 Beds 1 Baths

Beautiful unit, very well maintained 2/2 . Lots of light. Tile throughout. Neat and clean. Screened in balcony which is now used as an office. GREAT AMENITIES- CLUBHOUSE, FITNESS CENTER, CONFERENCE ROOM AND HEATED POOL. (See broker remarks for showings)

$63,500 Active

3071 47th Ter NW 319 Lauderdale Lakes, Florida

2 Beds 2 Baths

QUITE APARTMENT WITH LUSH GARDEN VIEWS MOSTLY ORIGINAL UPDATED AIR CONDITION AND WATER HEATER. LOCATED ACROSS FROM THE ELEVATOR AND LAUNDRY ON SECOND FLOOR. COME ENJOY THE EXQUISITE CLUBHOUSE AND GROUNDS. BRING YOUR FRIENDS TO PLAY CARDS OR HANG BY THE POOL. CENTRALLY LOCATED CLOSE TO HIGHWAYS.

$57,000 Active

3061 47th Ter NW 232B Lauderdale Lakes, Florida

1 Beds 2 Baths

$55,000 Active

2861 47th Ter NW 306B Lauderdale Lakes, Florida

1 Beds 1 Baths

Nice unit very clean no carpet, tiles through out, furniture included. low maint $226.00 monthly. Centrally located, close to stores, restaurants and highway, about 20 min from the beach. Very active community: Shuffleboard, Petanque, Live show, Bingo, Sauna, Exercise room and much more. This is a adult community 55+
Ready to move in, price to sell.

$52,000 Active

2901 46th Ave NW 304 Lauderdale Lakes, Florida

1 Beds 2 Baths

Centrally Located Condo with access to major transportation and shopping. Community Pool. Priced to sell.

$45,000 Active

3071 47th Ter NW 322 Lauderdale Lakes, Florida

1 Beds 1 Baths

SPACIOUS 1 BED 1.5 BATH UNIT WITH HUGE WALK-IN CLOSET AND TILED FLOOR THROUGHOUT, PLUS SCREENED BALCONY. THIS 55+ COMPLEX FEATURES: CLUBHOUSE, POOL, EXERCISE ROOM AND OTHER RECREATIONAL FACILITIES. CLOSE TO SHOPPING, BANKS, MEDICAL FACILITIES, TRANSPORTATION AND MORE. BEST PRICED 1/1.5 UNIT IN THE ENTIRE COMPLEX. VERY MOTIVATED SELLER. WILL CONSIDER ALL SERIOUS OFFERS. VACANT AND READY FOR OCCUPANCY.

$45,000 Active

3061 47th Ter NW 331B Lauderdale Lakes, Florida

1 Beds 2 Baths

Welcome to Lauderdale Oaks. Spacious 1st Floor 1/1 condo located in very active 55+ Adult Community. Unit is offered furnished. Open layout with living and dining area. Master has large walk in closet.Low maintenance fees. Amenities include - club house, pool, shuffle boards, exercise rooms. No pets allowed. No leasing 1st year.Must have 700 credit. Close to shops, restaurants and highways, just 20 min to the beach. Information believed accurate but not warranted.

$44,900 Active

3061 47th Ter NW 132C Lauderdale Lakes, Florida

1 Beds 1 Baths

$1,300 Active

3051 46th Ave NW 409 Lauderdale Lakes, Florida

2 Beds 2 Baths

***Completely Remodeled*** Spacious 2 bed 2 bath for rent with a large screened in patio on 2nd Floor. You will love it! No Pets. Association states 55 years old or more.

$1,300 Active

2950 46th Ave BLDG 7 NW 207 Lauderdale Lakes, Florida

2 Beds 2 Baths

Comfortable condo for an LGBT buyer in Fort Lauderdale, Wilton Manors or perhaps Miami?

A new client of mine wrote in today to ask…

“I’m looking to consult with a local agent in fort Lauderdale area for a potential investment property or vacation home. For us the most important search criteria is location. I know years ago, Wilton Manors was a good area to invest and live in for the LGBT community, is this still the case? Are there any other neighborhoods that we should be considering?

We are debating between investing in Miami or Fort Lauderdale. What are your thoughts pros and cons for each market if you are familiar with both?

Here is our search criteria

1-2 bedroom(s) condo
At least 1.5 bath
HOA fees less than $400/monthly depending on amenities could pay more
LGBT neighborhood preferred or central location in metro FLL or close to beach
Must include Parking and pool
Max price -$300k

So here’s the deal in South Florida. This is going to hold especially true for southern Broward County and into Miami-Dade.

A tale of Two Markets

The single family home market is healthy and vibrant. In fact, it’s overheated. Prices are increasing. Demand is strong. Broward is an economic engine – not just a vacation destination – and demand for family homes in good school districts is strong.

The condo market is the opposite. Several agents mentioned Dave Gervase. Dave lives in Hollywood and serves greater Broward, but he is willing to work further south than I do. From Hollywood, down into Hallandale, Sunny Isles and Miami, the condo market is struggling. New development is over-built. Developers are scrambling to convert properties already out-of-the-ground into apartments. Seriously scary shit.

Me and the husband (Condo Guru Steve West) settled in Oakland Park (which may as well be Fort Lauderdale) on the north east side. We are 8 minutes to Wilton Manors, too. So I am biased. I’ll push you towards Fort Lauderdale (including Wilton Manors and Oakland Park) because I think it’s the most gay-friendly, relaxed, amazing place to live.

However Fort Lauderdale is a “Tween.” What I mean is that the only reason it exists is because it was a whistle stop on the way south to Miami from the Treasure Coast. So your North Easterners with money will choose West Palm Beach and the Treasure Coast.

Folks who want an international destination with the feel of a big city will choose Miami.

The rest of us think that Fort Lauderdale is “Just Right.” It’s a bit more quiet. It’s not as homogeneous as West Palm Beach. And after the heyday of Spring Break (which BTW is still going strong) gays and lesbians moved in and fixed the place up.

As far as what you can get? I had a fellow agent from Michigan purchase a condo in Pompano Beach for under $100,000. Pompano Beach is farther from Wilton Manors, of course. But Michael and Karl got a 2 bedroom, 2 bath, only a mile to the beach off Atlantic Boulevard, in a community with a pool, near restaurants and bars. The condo itself was gorgeous. The community was on the more basic end of the scale. They won’t lose money, however. Ever.

NOTE: You can NOT Air BNB in most condos. You probably can use your condo as an annual rental. Read this:https://sunshineguru.com/2017/05/18/can-i-use-my-condo-in-south-florida-as-a-short-term-rental-or-vacation-rental-by-owner/

$300,000 will almost get you a whole house. Clients Ed and Jeff close on a house in Oakland Park next week for $330,000. It’s a 2 bed, 2 bath, full 2 car garage, and a pool overlooking a canal. $300,000 will comfortably get you a townhome, almost new townhome in Pompano. A 1970’s or 1980’s townhome in Wilton Manors. Easily a condo. And if you’re near the gayborhood, you’re less susceptible to the vagaries of the market that are plaguing the beachfront in Miami-Dade.

NOTE: You can easily use a townhome or a house as an Air BNB. Heck, I have a pocket listing duplex that would allow you to keep one, and AIR BnB the other. The various villages have inspection and registration requirements. For example, a vacation rental needs a $500 inspection and registration in Fort Lauderdale. On the other hand, Oakland Park is a free-for-all. Similar for Wilton Manors.

Last but not least: You should feel comfortable anyplace in Broward. Just a matter of style of community depending on where you are. You don’t have to be right inside Wilton Manors. I have uber-business lesbians out in Coral Springs because that’s where the good schools are located. There’s a young vibrant gay community in Boca Raton because of several universities. Oakland Park seems to be “Where The Bears Are.”

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.