4785 SW 49th Street in Davie – FL – 33314

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Coming Soon!

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 in production.  Amazing photographs and a video tour will be available mid-week.

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?

Money Money MoneyA 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

Beautiful and completely remodeled 2/2 apartment. Marble floors. Luxury finishes. Peaceful views of the lake and the gardens. Multiple amenities. 15 minutes from the beach. Very close to the Florida Medical Center. Easy access to the main avenues and highways. Ideal for snowbirds. 55+ Can be rented after one year generating excellent profits. $109,000 Active

2801 47th Ter NW 409A Lauderdale Lakes, Florida

2 Beds 2 Baths 1,021 SqFt

BEAUTIFULLY REMODELED WITH THE BEST AND READAY TO MOVE IN. NEW KITCHEN CABINETS AND GRANITE COUNTER TOPS. STAINLESS STEEL APPLIANCES. TILE FLOORS IN ENTRANCE, KITCHEN AND BALCONY. LIVING ROOM AND BEDROOMS SPECIAL WOOD FLOOR. BATHROOMS ALL REMODELED. ENCLOSED PATIO OVERLOOKING THE CANAL. NICELY FURNISHED, DECORATED WITH TASTE. MURPHY BED IN GUEST BEDROOM. NEW FRONT DOORS.. VERY ACTIVE COMMUNITY. 55+ COMMUNITY PER ASSOCIATION. MUST SEE.!!!NEGOTIABLE !!!!! $108,500 Active

2900 47 terrace NW 409-A Lauderdale Lakes, Florida

2 Beds 2 Baths

WOW TURN KEY,NICE FURNITURES INCLUDED IN THE PRICE AND DECORATED WITH TASTE.BEAUTIFUL 2 BEDROOMS,2 BATHROOM TOTALLY REMODELED, PORCELAIN TILES ALL THROUGH OUT, NEW AC AND WATER HEATER, ANTENNA WITH OVER 70 CHANNELS AND FRENCH WITH SHAW. EXTRA STORAGE,LOW MAINTENANCE ONLY $303 MONTHLY. GREAT COMMUNITY CLOSE TO THE BEACH,RESTAURANTS AND SHOPPING. ACTIVE COMMUNITY: SHUFFLEBOARD,PETANQUE,EXERCISE ROOM,BINGO,LIVE SHOWS, SAUNA,HEATED POOL AND MUCH MORE. 55+ COMMUNITY. $88,000 Active

3091 46th Ave NW 209A Lauderdale Lakes, Florida

2 Beds 2 Baths

Gorgeous total remodel!! Completely contemporary modern European style 1BR 1.5BA has SS appliances, all soft-close cabinets, wine storage, reverse osmosis system, granite counters, recessed LED lighting, new outlets, subway tiles & granite design in shower. Wood flooring in living area and bedroom as well as a study/office area. Seller prefers to sell partially furnished for convenience. Please use the FIRPTA addendum, with offer. $82,000 Active

2901 46th Ave NW 404 Lauderdale Lakes, Florida

1 Beds 2 Baths

BEAUTIFUL 2/2 CORNER UNIT THAT'S LOCATED IN LAUDERDALE OAKS 55+ COMMUNITY. TILE IN THE LIVING ROOM AND TILE THROUGH OUT. IT IS VERY CLOSE TO THE ELEVATOR AND LAUNDRY FACILITIES. THIS UNIT IS VERY CLEAN AND WELL KEPT. PROPERTY BEING SOLD AS-IS WITH RIGHT TO INSPECT. $79,999 Active

3081 47th Ter NW 315 Lauderdale Lakes, Florida

2 Beds 2 Baths

TURNK KEY TOTALLY FURNISH VERY CLEAN IN MOVING CONDITION. IMPACT WINDOWS IN THE PATIO AND FRONT. AC 2008, WATER HEATER 2009. MUST SEE. VERY ACTIVE COMMUNITY: BINGO,SHUFFLEBOARD,PETANQUE,SAUNA,EXERCISE ROOM AND MUCH MORE. THIS IS AN ADULT COMMUNITY 55+ NO PET THANK YOU FOR SHOWING $78,000 Active

3091 46th Ave NW 402A Lauderdale Lakes, Florida

2 Beds 2 Baths

Good condition, well maintained. This unit is sold with good tenants in place that plan to be long term. Lease started 10/1/2018. Tenant pays $1100/mth. Complex very central to all shopping, hospital and bank are within walking distance. It is 55 plus complex but you do not have to be 55 or older to own the condo $75,000 Active

3001 48th Ave NW 234 Lauderdale Lakes, Florida

2 Beds 2 Baths 960 SqFt

Beautifully renovated 1st floor, corner, garden 2/2 in Lauderdale Oaks II. Kitchen has full-size appliances and farmhouse sink. Master ensuite. Both closets are walk-in. Gorgeous new tile throughout. Condo fee includes water, cable, maintenance and a host of amenities – pools – tennis – library – workout room – card room – community rooms – ballroom and loads of scheduled activities. Walk to bus. Affordable, turnkey, maintenance free living! $72,900 Active

3071 47th Ter NW 116 Lauderdale Lakes, Florida

2 Beds 2 Baths

Beautiful,clean,and charming 2/2 apartment in the 55+ Lauderdale Oaks condo community.This apt.looks great and is in Good condition.Lease after one year owned.Complex has clubhouse and swimming pools.Building has outdoor sitting area with BBQ.No condo fees. are needed to be paid in advance at closing. $69,999 Active

3071 47th Ter NW 324 Lauderdale Lakes, Florida

2 Beds 2 Baths

Beautiful turnkey unit. Mint condition. Screened balcony equipped with hurricane shutters. 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. $69,900 Active

2999 48th Ave NW 453 Lauderdale Lakes, Florida

2 Beds 2 Baths 960 SqFt

55+ Community. No Leasing 1st year. Maximum Lease term 6 months. Furnished, 4th floor unit. Lovely community. Unit close to pool and social activities. Additional Storage space. Health club and community room on premises. Some upgrades. Just bring your suitcases and your toothbrush! $69,100 Active

2861 47th Ter NW 409 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

2 BEDROOM 2 BATH WITH AN ADDITIONAL ENCLOSED FAMILY ROOM. ALL TILE THROUGHOUT. FIRST FLOOR. NEXT TO THE COMMUNITY POOL. 55 AND OLDER COMMUNITY. (Only one owner needs to be 55 years old or older) Next to shops and buses $68,900 Active

2999 48 AV NW 138 Lauderdale Lakes, Florida

2 Beds 2 Baths 960 SqFt

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

Great Location!!! Close to Shopping, restaurants, and Hospitals. Great opportunity to customize to your liking. Price to sell!! This is a 55+ community. $51,000 Active

3001 48th Ave NW 432 Lauderdale Lakes, Florida

2 Beds 2 Baths

SPACIOUS 2 BED 2 BATH 2nd FLOOR END UNIT CONDO - LOVELY VIEW OF THE LANDSCAPED GARDENS , CLUBHOUSE & POOL - AS PER ASSOCIATION THIS IS AN ADULT 55+ COMMUNITY WITH SEASONAL ACTIVITIES - CLOSE TO HOSPITAL, MAJOR HIGHWAYS, GROCERY STORES. PROPERTY IS BEING SOLD 'AS-IS' $49,900 Active

3061 47th Ter NW 226A Lauderdale Lakes, Florida

2 Beds 2 Baths 922 SqFt

Fantastic top floor unit in Lauderdale Oaks. This property has been extremely well maintained! Enclosed balcony can be great for reading or open up the window to enjoy the breeze as you overlook the patio. Interior features an eat in kitchen, newer appliances & a nice bathroom. Unit includes storage locker. Best parking spot in the bldg! 10 min from the beach! Social activities like bingo, barbecue at the picnic area, library, Billiard room, exercise room, heated pool! 55 + community. $47,500 Active

2881 47th Ter NW 405 Lauderdale Lakes, Florida

1 Beds 1 Baths

2/2 corner unit priced to sell fast ! 55+ community. No pets allowed.No leasing first year. Buyer must have 700+ credit score and around 30K yearly income to qualify for residence as per association information provided. Unit is vacant and ready for new buyer's touch. Unit is in a trust . Unit to be sold in its present as is condition. AC Compressor does not work. All attached docs must be part of any offer submitted to seller for acceptance. No exceptions. Buyer must use seller's title agent therefore seller will pay for the title insurance. $45,900 Active

3061 47 Ter NW 333A Lauderdale Lakes, Florida

2 Beds 2 Baths 922 SqFt

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

Terrific Corner Unit at Lauderdale Oaks. Bright w/lots of Natural Lighting. Plenty of Windows offering Delightful Garden Views. Updated Kitchen w/Granite Tops. Breakfast Nook Area. Living / Dining Combo. Sliding Glass Doors in Living Room. Tiled Throughout. Community Clubhouse and Pool Area. Manicured Grounds. Central Location. This is a 55+ Community. This is a Fannie Mae Property! $42,000 Active

2901 47th Ter NW 249A Lauderdale Lakes, Florida

2 Beds 2 Baths

ONE BEDROOM/1.5 BATH APARTMENT. REMODELED KITCHEN! WITH HUGE WALK IN CLOSET AND MASTER BATH. VERY CLEAN COMPLEX WITH ELEVATOR ,POOL AND CLUBHOUSE . AVAILABLE NOW FOR SHOWINGS . VERY ACTIVE ADULT COMMUNITY. $41,900 Pending Sale

3061 47th Ter NW 135B Lauderdale Lakes, Florida

1 Beds 2 Baths 662 SqFt

LOWEST PRICE IN COMPLEX........COZY ONE BEDROOM UNIT IN 55 PLUS ADULT COMMUNITY, IN GOOD CONDITION.....FEATURING AN OPEN LIVING ROOM WITH LARGE WALK-IN-CLOSET IN MASTER BEDROOM, SCREENED PATIO......READY TO MOVE IN....BEING SOLD AS-IS WITH RIGHT TO INSPECT..CASH OFFERS ONLY $41,500 Active

3081 47th Ter NW 114 Lauderdale Lakes, Florida

1 Beds 1 Baths

Completely renovated and available immediately. Large 2 bedroom 2 bath condo. Freshly painted, new tile throughout, beautifully updated bathrooms and kitchen, new plumbing, new everything. TV in the kitchen to stay if you would like. NO PETS. Association says one person 55+. Located across from pool and plenty of guest parking. Enjoy the community center and fitness area as well as lush landscaping. $1,300 Active

2990 46TH AV NW 209A 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.