4785 SW 49th Street in Davie – FL – 33314

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Under Contract!   $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

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.

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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

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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:http://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.

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

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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.

 

Century Village East in Deerfield Beach

 

 

 

Century Village East in Deerfield Beach, Florida, features 8,500 condominium homes conveniently located only a mile and a half to the beach along Hillsboro Boulevard and Military Trail.  The grounds are beautifully landscaped featuring miles of walking and jogging paths, nature preserves, ponds and lakes and so much more.  The community is active and vibrant catering to snowbirds and retirees that want a myriad of activities to stay busy.

A community center offers two theaters – one for movies and another for live performances.  A museum has constantly rotating galleries.  Classes are offered in nearly every subject imaginable.  An outdoor pool features a cafe with food and beverage service.  There are several floors of recreational spaces, meeting rooms, card rooms, pool halls, specialty classrooms, and so much more.  Outside the community center, nearly every cluster of buildings has its own pool so residents are never farther than a few steps to a sundeck.  Tennis courts are everywhere.

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

Click to see what’s available in Century Village East in Deerfield Beach

 

Cypress Bend Condominiums in Pompano Beach

What’s Available in Cypress Bend Condominiums

Cypress Bend is located just two miles from the beach and conveniently near recreational amenities such as movie theaters, shopping, restaurants and the Isle Casino in Pompano Beach.  Cypress Bend features jogging and walking paths, tennis courts, outdoor pool and recreation building with fitness and on-site management.  There is plenty of parking available for residents.  Enjoy the picturesque gardens, lakes and fountains.  Homes in Cypress Bend are spacious and modern and many feature in-home laundry!

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