SOUTHWEST FLORIDA'S MAGNIFICENT SUNSET COAST

From Fort Myers to Estero, Bonita Springs, Naples and on to Marco Island, there is a beautiful stretch of coastline we call the Sunset Coast. This is the lovely part of Southwest Florida that is experiencing impressive growth - thoughtfully planned, low-density eco-sensitive growth that is drawing buyers from all over the world.

Early development on the Florida peninsula's east coast followed a "more is more" philosophy and the result is east coast neighborhoods of tightly-packed homes that tend to offer little privacy and limited views. By the time development moved to Southwest Florida however, civic and community planners had taken note, recognizing the benefits and the appeal of master-planned luxury communities that offer large proportions of open space, with attractive shaded parks, pristine nature preserves, sparkling lakes, lush golf courses, walking paths, a wealth of resort-style amenities and tasteful clusters of architecturally appealing neighborhoods. Open spaces create low-density, a luxury which in turn creates intimate and special places to live.

Why Southwest Florida ?

Here, near the tip of the Florida peninsula, we experience the sought-after winter sunshine that induces so many people to buy homes along the Sunset Coast. Just look at the tv meteorologist's daily weather maps this winter and you will see that the tip of the Florida peninsula - roughly south of a line from Port Charlotte on the west coast to Palm Beach on the east coast - is consistently about 10 degrees warmer than the central and northern part of the Florida peninsula. Here is where you have to be to benefit from the glorious sunny winter weather. 

What about other areas? The Sarasota area is nice, but a little far north for the warmest winter sunshine. Miami, Fort Lauderdale, Palm Beach and the other east coast cities are just too over-developed and over-populated. As for the Florida Keys, they are very ‘exposed', have limited infrastructure, services and amenities and claim just one main road in and out which can get jammed with traffic. No, Southwest Florida's Sunset Coast is the place to be.

Why now ?

Southwest Florida is an exciting place to be, and the Baby Boomer generation has certainly "put us on the map". The fundamentals for a resurgence in the Southwest Florida real estate market remain in place: plentiful winter sunshine, bountiful recreational opportunities, an enviable relaxed lifestyle, low-density luxury resort-style communities, exciting economic growth, very low unemployment, very low crime, modern transport systems, abundant choices in real estate, historically low mortgage rates..... in short, it's a great time to buy! 

Area by area

SANIBEL ISLAND & CAPTIVA ISLAND - To some, these remote barrier islands are a tranquil reminder of ‘old Florida', with magnificent beaches, no high-rises and an old-town feel to them. To others, these islands are simply too ‘exposed' to the elements, with limited infrastructure, services and amenities, and only one road (and a toll bridge) in and out.

FORT MYERS - Though traditionally a ‘working' city of around 55,000 inhabitants rather than a resort town, Fort Myers is undergoing somewhat of a renaissance, both in the downtown where luxury high-rises are being constructed along the Caloosahatchie River and also in the new master-planned communities of South Fort Myers.

CAPE CORAL - On the north bank of the Caloosahatchie River lies Cape Coral, a community of over 120,000 that was developed many years ago and that has almost no low-density master-planned communities.

FORT MYERS BEACH - To some, ‘The Beach' is the place to be, a thriving mecca for sun, sand, water sports and nightlife. To others, Fort Myers Beach is another ‘exposed' barrier island with a rather touristy feel: a ‘Spring Break' kind of beach resort town.

BONITA SPRINGS & ESTERO - Historically, Naples and Marco Island have been the high-price areas and development has tended to move northward from Naples. In the past, buyers would sometimes start looking at property in the Naples area, then move northward towards North Naples, Bonita Springs and Estero to find attractive properties in their price range. Today, an increasing number of savvy buyers are coming to Bonita Springs and Estero first! Although you have probably heard of Fort Myers and Naples, you may not know of the many attractions of the Bonita Springs/Estero area, which is one of the fastest-growing regions in the country. When you come to visit, you will very soon understand why.

NAPLES - Long thought of as one of the most desirable places to live in America, Naples offers a luxurious and unique lifestyle and the city is renowned for gorgeous beaches, magnificent waterfront homes, excellent restaurants, world-class shopping, a vibrant arts scene and abundant outdoor activities.

MARCO ISLAND - An island resort town located a 40-minute drive south of Naples, Marco Island has long been a favorite winter retreat, with properties ranging from multi-million dollar high-rise penthouses on the beach to older canal-front homes approaching a million. However, Marco Island is not the place to go looking for an inexpensive condo!

TYPES OF RESIDENTIAL REAL ESTATE IN SOUTH-WEST FLORIDA

DEVELOPMENTS & COMMUNITIES

Everyone is familiar with the traditional suburban neighborhood of single-family homes. But many homes in Southwest Florida are located in master-planned resort-style developments with numerous amenities; these are the desirable ‘lifestyle' homes that Baby Boomers want to buy. Each development contains a number of different communities (neighborhoods). One community might consist of mid-rise condos. Another might consist of estate homes. In the development there is often a central clubhouse with dining room and bar, one or more swimming pools, a fitness center and even a golf course and tennis courts.

Developments have deed restrictions (control and use limits) that mandate what you can and cannot do as a home-owner. For example, the development's deed restrictions may state that you cannot paint your house an unapproved color, or change your home's exterior without prior approval from the Architectural Review Board; you cannot park a school bus, RV, boat, trailer or commercial vehicle outside your home; you cannot rent out your home for less than 30 days at a time, etc. It is these deed restrictions that protect and enhance the value of your home in the development and which also guarantee your quiet enjoyment of the Florida lifestyle. Contrast this with a home in a traditional neighborhood setting, where the actions of your neighbors - and the types of homes they build - can easily destroy the value of your own home.     

WHAT IS A CONDOMINIUM?

A common misconception concerns the meaning of the word condominium or "condo". The term condominium describes the type of legal ownership of a piece of real estate property. When the word is used in Florida real estate, it is usually means one (or both) of the following

- A building or complex (designated ‘multi-family') of two or more units in which the interior spaces of units are owned by individuals and in which the common parts of the property (such as the clubhouse, swimming pool, grounds and the building structures themselves), are owned jointly by all of the unit owners. You must refer to the governing documents of the particular Condominium Association (the ‘condo docs') to find out exactly where your ownership/responsibility ends and where the Condo Association's begins. For example, you may own and be responsible for everything inside your unit, from the drywall (sheetrock) in, with the Condo Association being responsible for everything else. You insure the inside of your unit as well as your furniture and other property within your unit.  

- A unit in such a complex.

In Florida, the following property types are owned as condominiums: units in low-rises (usually two-story structures), mid-rises (3 to 10-story structures), high-rises (structures with more than 10 stories), coach homes, carriage homes and even - in some cases - town homes and attached villas.

HOME-OWNER FEES

Owners of homes located inside Southwest Florida's legendary resort-style master-planned developments are subject to various fees - often paid quarterly in advance. Not all of these fees apply to every development. Consult the development's governing documents to discover exactly what fees are charged and what the fees cover.

Condominium Association Fees are paid by unit owners in condo-ownership buildings and the fees usually cover things like building insurance, property management, landscaping, lawn maintenance, irrigation, exterior pest control, water, garbage pick-up, basic cable tv, etc.

Home Owner Association (HOA) Fees are paid by home-owners in a particular defined community within the master-planned development and the fees usually cover things like property management, landscaping, lawn maintenance, irrigation, exterior pest control, garbage pick-up, etc.  

Master Home Owner's Association (MHOA) Fees are paid by all home-owners in the master-planned development and the fees usually cover things like the clubhouse, swimming pool, insurance for the common buildings, property management, landscaping, lawn maintenance, irrigation, exterior pest control, garbage pick-up, etc.  

Community Development District (CDD) Fee is paid annually (added to your Property Tax bill in November) by all home-owners living in a master-planned development where a CDD has been formed to take care of the things that, in other developments, are taken care of by the local county, such as road and sidewalk maintenance, street lighting, storm drainage, etc. A CDD is a local, special-purpose governing body, authorized as an alternative method for managing and financing the infrastructure of a development. Not all developments have CDDs.

TYPES OF RESIDENTIAL REAL ESTATE

COACH HOME: A coach home is a condominium-ownership unit in a two-story structure where you either live in the upstairs unit, or in the downstairs unit. Each unit has its own single or double garage. Upstairs units are often larger (they sometimes extend over the garage), have better views than downstairs units and they often have vaulted ceilings. A few upstairs units have elevators, but most only have stairs. Downstairs units are better for people who cannot tolerate stairs, or who have pets. Sometimes there is a swimming pool within the complex. FEES: Condo Fees (and possibly HOA Fees, MHOA Fees & CDD Fee).  

CARRIAGE HOME: A carriage home is essentially the same as a coach home, but normally larger. In fact, ‘carriage' and ‘coach' are often used almost interchangeably. FEES: Condo Fees (and possibly HOA Fees, MHOA Fees & CDD Fee).\

TOWN HOME: A residence, often consisting of two or three stories, that is connected by a common wall to another residence. Instead of condominium-ownership, you usually own fee simple title to the town home and you are responsible for the maintenance of your roof and walls as well as insuring the structure of your town home. Sometimes there is a swimming pool within the complex. There will probably be an HOA to which you belong and pay fees and you should refer to the governing documents of the HOA (the ‘HOA docs') to find out the details. FEES: HOA Fees (and possibly MHOA Fees & CDD Fee).

ATTACHED VILLA: An attached villa is like a single-story town home, consisting of two (duplexes) or more units sharing a common wall, each villa having a single or double garage. Attached villas have the feel of a traditional single-family home, they are all on one level, they usually have very small (or zero lot line) yards and they tend to be less expensive than ‘detached' villas. An attached villa might have its own a swimming pool. FEES: HOA Fees (and possibly MHOA Fees & CDD Fee).

VILLA: A detached villa (sometimes called a patio home or executive home), being a stand-alone single-family home that normally has a small yard because the lot it is located on is only a little larger than the villa itself. Villas are sometimes referred to as ‘zero lot line', meaning that the villa is built right up to the lot boundary which leaves very little space between the individual homes, and very little space at the front and back. A villa might have its own a swimming pool. FEES: HOA Fees (and possibly MHOA Fees & CDD Fee).

SINGLE-FAMILY HOME: The traditional stand-alone home that most of us are familiar with, usually having a larger yard than a villa.

In master-planned developments, these homes are either built by the developer or by a number of preferred builders whom the developer has pre-selected. A single-family home might have its own swimming pool. FEES: HOA Fees (and possibly MHOA Fees & CDD Fee).

ESTATE HOME: A stand-alone single-family home, but larger and grander than average and usually having a larger yard than a single-family home. An estate home might have its own swimming pool. FEES: HOA Fees (and possibly MHOA Fees & CDD Fee).

CUSTOM HOME: You select the lot and the building contractor and the stand-alone home is designed to your specifications. The term ‘custom' is usually reserved for higher-priced homes, although mid-priced single-family homes can also be custom-built. A custom home might have its own swimming pool. FEES: HOA Fees (and possibly MHOA Fees & CDD Fee). If the home is located in a regular neighborhood (and not in a community in a master-planned development), then none of these fees will be payable.

NEW CONSTRUCTION

There are hundreds of new home communities in Southwest Florida and it would be impossible for you to do adequate research to find your dream home. But this is a specialty of ours and we are constantly exploring new communities, updating our records so that we can inform you of the latest exciting new-home developments.... and things happen fast down here.

It is vital that you contact us before you contact the Sales Center of any new home development. We will not be able to assist you with our highly personalized service and expertise if you have already contacted a developer's Sales Center - before we can register you there.

Contact us first because:

- The community's Sales Associates represent the Developer, not the Buyer.

- They do not necessarily have your best interests at heart. We do.

- Their oral representations are unqualified and unreliable and are not part of any contract.

- We provide an unbiased view of the pros and cons of each new development.

- We work for you, the Buyer, at no cost to you.

- The sales price is the same to you, whether we assist you or not.

- We may be aware of Developer discounts and incentives that are not widely known.

- Negotiation is our expertise and we negotiate terms and price on your behalf.

- We help you read through and understand the purchase contract.

- We can sometimes get a 24-hour plus ‘hold' put on a new home, to give you breathing room.

- If buying a condominium, we point out relevant sections of the condo documents and answer your questions (not being attorneys however, we can never offer legal advice).

- We follow up on the sale and check that everyone is doing their job so that the closing happens on schedule.

- We accompany you on the property walk-through, just before closing.

- We are by your side at the closing table, to advise and assist you.

- Our comprehensive service, special expertise and objective advice costs you nothing. 

- We assist you throughout the process, from start to finish.

- We know how to make the experience fun, as well as rewarding!

Now sit back and relax. Picture yourself on ‘moving' day when you open the front door into your brand-new home in an attractive master-planned community in sunny Southwest Florida..... isn't this the moment you have been dreaming of?               

Andrew & Jackie Fentiman, Realtors®