Wondering what's selling in Broward? How many Homes Sold in Broward in October? How many homes sold in Ft. Lauderdale and other Broward cities? Looking for a monthly Broward Real Estate Market Report?
When considering buying or selling a Home, it is important that you're familiar with REAL data/facts about homes sold (NOT rumors about how many homes are selling, which homes sold, and what they're selling for). When you're ready to place an Offer to purchase a home, this data also assists you with placing an Offer that's based in reality, an Offer that's more likely to be accepted.
Single Family Home Sales
During the month of October, 2009, there were 1,259 Single Family Homes SOLD in Broward County (they were sold at final sales prices between $6,500 and $5,000,000) through Brokers and these sales comprise the vast majority of total sales. Of the 1,259 Single Family Homes SOLD in Broward County in October, 2009 (The "Sold" prices below mean the final sale price, NOT the listing price at the time of the sale):
299 were sold for $100,000 or less 334 were sold between $100,000 - $200,000 320 were sold between $200,000 - $300,000 149 were sold between $300,000 - $400,000 67 were sold between $400,000 - $500,000 21 were sold between $500,000 - $600,000 16 were sold between $600,000 - $700,000 12 were sold between $700,000 - $800,000 11 were sold between $800,000 - $900,000 30 were sold at $900,000 and higher
After gathering this data, I looked at it very closely to find details that will help to explain the data in further detail.
Of the 1,259 Single Family Homes sold, 232 were listed as Short Sales and 417 were listed as Bank Owned properties, so distress sales were almost 50% of the total sales.
In the $100,000 and less category of Sales, 211 of the Homes were Bank owned Foreclosures. 224 of the 299 total sales were indicated to have been purchased as Cash purchases. Of 299 Homes purchased for $100,000 or less, only 75 of the purchases were financed!!! Reasons for this include the following:
A large number of Investors in the market are purchasing Homes in this price range
Many Homes in this price range are in need of significant repair and/or updates so are not of interest to Buyers who are interested in immediately occupying the Home as their primary Residence
Many Homes in this price range are smaller than desired by non-Investor Buyers and/or not located in areas that are desireable to non-Investor Buyers
Because of necessary repairs and/or missing Appliances that are often an issue with these Homes, many of these Homes will not qualify for Financing, particularly not FHA Financing
Banks that are selling properties prefer Cash Buyers and, very often, when presented a strong Cash Offer, they will accept it instead of an Offer from a Buyer who requires Financing
What this means is that the $100,000 and less market for Single Family Homes is, in most cases, not a good fit for those who are seeking Homes in this price range as their primary residence, who are usually interested in financing their purchases. Such Buyers are simply unable to compete with Investors in the current market and are left to continue Renting or to compromise and attempt to find a Condo or Townhouse that might be appropriate.
The largest number of sales occurred in the $300,000 and under price range, so the $300,000 and under price range is VERY competitive. Homes in this price range are selling EXTREMELY quickly and Buyers searching for Homes in this price range often find that the availability of Homes that meet their search criteria is very limited.
Homes in the upper price range still aren't selling as quickly and Buyers are still finding that there are challenges with obtaining Financing for Jumbo Loans (Loans over the amount of $417,000 are known as Jumbo Loans). A significant number of Buyers in the upper price range are Cash Buyers. Of 54 Single Family Homes that were purchased for $700,000 and above during the month of October, 24 of those were purchased by Cash Buyers.
Condo, Townhouse, Villa, and Co-op Sales
During the month of October, 2009, there were 1,393 Condos, Townhouses, Villas and Co-ops SOLD in Broward County with final purchase prices between $12,000 - $2,700,000 as follows:
828 were sold under $100,000 375 were sold between $100,000 and $200,000 90 were sold between $200,000 and $300,000 32 were sold between $300,000 and $400,000 27 were sold between $400,000 and $500,000 44 were sold at $500,000 and above
NOTE: My monthly Reports present information related to active, sold, and pending listings of Single Family Homes, Condos, Co-ops, Villas, and Townhouses sold through Brokers ONLY, however, these sales and listings are in no way inclusive of the ENTIRE Real Estate Market as there are Commercial Properties and Businesses that are sold, as well as Vacant Lots and Land, Docks, and multi-family dwellings (such as Duplexes, Triplexes, Fourplexes, and Apartment buildings).
Additionally, there are Developer-owned Properties (Condos, Single Family Homes, Townhouses, etc.) that are sold to Buyers directly from the Developer, many of which are not listed for sale through the MLS (non-MLS listed property sales data is available by searching local Tax Records).
Beginning Your Property Search?
Use the MLS Search feature on my site to search MLS listings in South Florida. You can save your favorite listings and can search by Subdivision, City, Price range, Home features, Zip Code, Building Name, Year Built, and other search criteria that you specify.
Villas by the Sea Residences Sales and Construction Update November, 2009
Construction of the first Oceanfront Building (4444 El Mar Drive) is now complete! This is Villas by the Sea first DIRECT OCEANFRONT Building ON THE SAND and it contains 21 Residences on the top 3 Floors of a 4-story building. Property Tax Records indicate that Closings started on August 28, 2009 and 14 Units have been purchased with purchase prices of $869,900 - $1,275,000. The most recent purchase recorded was October 20, 2009. Since 14 units have been purchased, only 7 remain with purchases that haven't been completed.
As discussed in my post in March of 2009, Construction of the first building located across from the Ocean (4445 El Mar Drive) at Villas by Sea is also complete and Closings started in October of 2008. To date (November 18, 2009), Broward County Property Tax Records indicate that Buyers have purchased 31 of the 45 Units in 4445 El Mar Drive, so the Building is almost sold out. The purchase prices of the 31 Units were $469,000 - $1,295,800. The 2009 Sales in the Building range in price from $469,000 - $1,050,000. This Building is also a 4-Story Building with Units located on the top 3 Floors. Although it isn't a direct Oceanfront Building, several corner Units on upper Floors offer beautiful Ocean views.
Additional Units are currently under Contract for purchase and successful closings will be recorded in Tax Records.
Several people have asked me why Villas by the Sea prices haven't been slashed. My response was that a deep discount in prices at Villas by the Sea isn't necessary for 3 reasons:
List prices at Villas by the Sea were already discounted slightly and reflect current market values, not values of several years ago.
Their reasonable prices are driving sales in the current market, so there isn't a problem of an excessive number of vacant units that need to be sold.
Villas by the Sea is a unique product and has no competition in the current market so far as the availability of similar new product in Lauderdale by the Sea, Ft. Lauderdale, or Pompano Beach, so they're not in the position of having to compete with high inventory of similar new housing nearby.
As Buyers in the current market, the immediate assumption that all prices need to be deeply discounted beyond their current list prices is very often not the correct assessment. While it is true that there are properties that are priced incorrectly for the current market, there are many others, such as Villas by the Sea, that are already correctly priced for the current market.
The most unique feature of Villas by the Sea is that the Residences offer low-rise living instead of high-rise. It's well-positioned because the Buildings are direct Oceanfront or directly across from the Ocean, within walking distance of Shops and Restaurants, and very close to Ft. Lauderdale as well.
Click to view additional details about Villas by the Sea Condo and contact me if you would like additional information about buying, selling, or leasing in Villas by the Sea.
Located on North Ocean Blvd. in Ft. Lauderdale, Sapphire Condo was built in 2009 and upper Floor Units offer beautiful Ocean and/or Intracoastal views.
Construction of both Towers (2821 and 2831) is complete and Closings started in June of 2009. Per Broward County Tax Records as of today (November 18, 2009), 28 units have been purchased between June 12, 2009 and October 21, 2009. 13 of the Units were purchased in the 2821 Tower and 15 Units were purchased in the 2831 Tower. Their purchase prices were $360,000 - $900,000 and 22 of the 28 units purchased were purchased for $500,000 and above. Additional Units are currently under Contract for purchase and successful closings will be recorded in Broward County Tax Records.
A number of the Units have undergone price reductions and are currently available in a price range of $500,000 - $1.5 Million.
I visited Sapphire during their Grand Opening in April and with several interested Buyers later and love the Amenities and location. View additional details about Sapphire Condo here and contact me if you would like additional information about Condos for Sale in Sapphire or Sapphire Condos for Rent.
Las Olas Isles Homes are very popular because of a number of factors, including their close proximity to the Intracoastal, Beach and Atlantic Ocean, deep and Wide Canals without Fixed Bridges, and convenient access to shopping, Nightlife, Restaurants, and more. Homes in the Las Olas Isles area are located on Ocean Access Canals, the Intracoastal, and the New River. Additionally, many Homes in the Las Olas Isles area are perfect for Mega Yacht Dockage.
In addition to Waterfront Homes located on the Las Olas Isles, other Homes in the Las Olas area are also of interest to those interested in the Las Olas area. Other Neighborhoods in the Las Olas area include Colee Hammock, Sunrise Key, and Victoria Park.
Homes in the Las Olas Isles area are available from an average starting price of $900,000 and the highest is currently listed for $13,900,000. Homes in the Las Olas area (but outside of Las Isles) are available from an average starting price of $500,000.
Now, I already mentioned List prices and I'm frequently asked if Homes are actually being purchased and what their purchase prices are (yes, I know that many are skeptical and suspect that us Real Estate Agents and others are just providing positive "spin"). Well, there's no spin here. Facts are facts and market information that I provide about Homes sold can be easily verified by searching property sales on the Broward County Property Appraiser's website.
To date in 2009, the records of property sales through Brokers indicate that 27 Las Olas Isles Homes have been purchased and their purchase price range was $600,000 - $5,937,500. Of the Homes purchased, the average purchase price was $1.7 Million. Click here to view their pictures and details.
If you're new to the Waterfront market or unfamiliar with the local market or the current market, it's important to first become educated about the facts of the market and Neighborhood features. With Waterfront Ocean access Homes, it's VERY important to understand that Land value is a significant part of the price, so in Communities like Las Olas Isles, $1,000,000 (or very close to it) is the entry level of the Community. Typically, the lowest priced Homes are purchased for prices that are very close to land value ALONE and such Homes are often purchased as "Tear Downs" by Buyers who plan to demolish the existing structure and build a new Home.
Located at 1200 Holiday Drive in Fort Lauderdale, Coconut Grove Residences is Ft. Lauderdale's newest DIRECT Oceanfront Condo (built in 2008).
Per Broward County Tax Records as of 10/12/09, 11 Units in Coconut Grove Residences have been sold in 2009. Their purchase price range (NOT List price!) was $450,000 - $1,525,000 and 6 of the 11 sold were purchased for final purchase prices that were over $1,000,000.
Of the 64 total Units, Tax Records indicate that 24 of the 64 are Developer Owned and that the majority of the non-Developer owned Units are owned by individuals who purchased them as vacation property.
The current listings of Coconut Grove Residences for Sale range in price from $525,000 - $8,900,000 and the majority of those are being offered at prices that were reduced 30% - 50% from their original list prices.
The lowest priced Units are, of course, those located on lower Floors with limited Ocean views.
There are currently 32 Ft. Lauderdale Intracoastal Homes listed for Sale through Brokers. Their price range is $1,299,000 - $28,500,000. View the active listings here.
They are located in the Fort Lauderdale Waterfront Communities of The Landings, Harborage, Sunrise Intracoastal, Sea Island, Rio Vista Isles, Coral Ridge, Lauderdale Beach, Las Olas Isles, Laguna Isle, Isla Bahia, Harbour Heights, Gould Island, Coral Ridge Galt, Coral Ridge Country Club, Coral Isles, Bermuda-Riviera, Beach Way Heights, and Bay Colony.
Per the MLS, 11 Intracoastal Homes in Ft. Lauderdale have sold, to date in 2009, with a purchase price range of $885,000 - $7,000,000. Click here to view them.
If you're interested in Ft. Lauderdale IntracoastalHomes, you might also be interested in Intracoastal Homes located in Broward County Cities that are close to Ft. Lauderdale. Nearby Cities in Broward County that offer Intracoastal Homes for Sale include Pompano Beach, Lighthouse Point, Deerfield Beach, Hallandale, Hollywood, and Lauderdale by the Sea.
Current offerings of Intracoastal Homes in these Cities (67 listings) range in price from $660,000 - $11,750,000. View them here.
They are located in the Communities of Venetian Isles, The Cove, Terra Mar Island Estates, Silver Shores, Santamaria Harbor, Santa Barbara Shores, Pompano Shores, Pompano Isles, Poinsettia Gardens, Lighthouse Point, Lake Placid, Hollywood Lakes, Hillsboro Shores, Harbor Islands, Harbor Village, Golden Isles, Cypress Point, Coral Key Villas, Cap's Island, and Bel-Air Isle.
In 2009, Intracoastal Homes sold in these Cities ranged in purchase price from $500,000 - $2,900,000. Click here to view the Homes sold.
If you currently have a Vessel to Dock or if you're planning to purchase one in the future, a very important consideration with Intracoastal Front Homes is to determine if they are located in a Wake Zone or not. If you own a small Boat or other watercraft, Dockage with a Lift could be possible in an Intracoastal Wake Zone. If the Home is located in a Wake Zone that's not suitable for docking a larger Vessel, Dockage could be possible if the Home is located on a Point Lot that includes a protected side Canal. Of course, some Intracoastal Homes are located such that Dockage is not possible at all, in which cases, the only remaining choices for Vessel Owners are Dockage in a Marina (many of which are available locally) or Dockage at another Single Family Home where the Owners permit Dockage to be Leased.
Call or e-mail for additional details about South Florida Intracoastal Homes.
Built in 2007, Wilton Station is Wilton Manors' premier Condo Community. I am currently working with a Couple who placed an Offer that was accepted to purchase a Condo in Wilton Station.
Wilton Station is located within walking distance of Shops, Restaurants, Nightlife, and Grocery Shopping. It's also within convenient driving distance of Las Olas and Ft. Lauderdale Beach.
Currently, there are 37 Wilton Station Condos for Sale through Brokers and a number of Developer-owned Units are available for Sale as well. The price range of active listings is $139,999 - $649,900. Click to view Condos for Sale in Wilton Station.
To date in 2009, 9 Wilton Station Condos sold with a purchase price range of $168,000 - $335,000.
Wilton Station includes a total of 272 Units in the Complex, including Condos and Townhouses.
Wilton Station is a Guard Gated Community and the Amenities include:
Privately owned Cabanas
~8,000 Square Feet Multi-level Clubhouse overlooking the Pool
~4,000 Square feet Fitness Center inside of the Clubhouse
Heated Pool and Spa
Bar
Social Gathering Areas
Warming Kitchen inside of the Clubhouse
Private Screening Theatre
2 Pet Playgrounds
Business Center
Waterfront Boardwalk with access for Canoes, Kayaks, or other small Watercraft
Bicycle Storage and Storage for Unit Owners
Interior features include Granite Kitchen Counters, 42" Upper Kitchen Cabinets, Stainless Steel Appliances, Kohler Fixtures, Toto Toilets, Hurricane Impact Windows, Master Bathrooms with Slate Floors, Marble Counters, and Vessel Sinks, Washer and Dryer Package, Spacious Balconies and Terraces for entertaining or relaxing, and Technology package pre-wired for High-speed communications and Cable capabilities.
Large Pets are welcome and Owners are allowed to Lease their Units twice yearly with a minimum Lease period of 90 days. The Maintenance Fee includes all Amenities, basic Cable, Water, Sewer, Trash Removal, Maintenance of the Lawn and all common areas, and exterior Building Insurance.
I included pictures that I shot while visiting Wilton Station. For additional information about Wilton Station Condos or Wilton Station Townhouses, call or e-mail me.
May 2009 Broward County Real Estate Market Report (May 1, 2009 - May 31, 2009)
Wondering what's selling in Broward? How many Homes Sold in Broward? How many Homes sold in Broward in May? How many homes sold in Ft. Lauderdale and other Broward cities? Looking for a monthly Broward Real Estate Market Report?
Sales are increasing and Inventory is decreasing significantly, so our Real Estate market is becoming a more healthy one after starting its' decline more than 3 years ago.
Broward County is located between Palm Beach County and Dade County (the Miami area). The majority of Southeast Florida includes the Tri-County area of Broward, Palm Beach, and Dade County.
When considering buying or selling a Home, it is important that you're familiar with REAL data/facts about homes sold (NOT rumors about how many homes are selling, which homes sold, and what they're selling for). When you're ready to place an Offer to purchase a home, this data also assists you with placing an Offer that's based in reality, an Offer that's more likely to be accepted.
During the month of May, 2009, there were 1,092 Single Family Homes SOLD in Broward County (they were sold at final sales prices between $20,000 and $3,900,000). Of the 1,092 Single Family Homes SOLD in Broward County in May, 2009 (The "Sold" prices below mean the final sale price, NOT the listing price at the time of the sale):
There are 3,057 PENDING Sales of Single Family Homes in Broward County. "Pending" means that a Buyer submitted an Offer to the Seller, the Seller accepted the Offer, and there is now a Contract for the Sale of the Home. "Pending" means the sale of the home is not final yet because many items still have to be completed before the home is actually sold (examples include, but aren't limited to, Home Inspection, Home Appraisal, Lender Approval of the Offer, Title Search, Securing a Home Loan, Building Completion, etc.)
During the month of May, 2009, there were 1,073 Condos, Townhouses, Villas and Coops SOLD in Broward County with final purchase prices between $10,000 - $1,925,000 as follows:
819 were sold under $150,000 152 were sold between $150,000 and $249,999 76 were sold between $250,000 and $499,999 20 were sold between $500,000 and $999,999 6 were sold at $1,000,000 and above
There are currently 16,249Condos, Townhouses, and Coops for Sale in Broward County. Their price range is $9,900 and $8,900,000. The $8,900,000 Condo is a Coconut Grove Residences Condo for Sale featuring 4 Bedrooms, 4 Full Baths, and 2 Half baths in 11,477 Square Feet of living area. View additional information about Coconut Grove Oceanfront Condo in Ft. Lauderdale, Ft. Lauderdale's newest direct Oceanfront Condo ON THE SAND.
There are 2,939 PENDING sales of Condos, Townhouses, and Coops in Broward County.
Keep in mind that my monthly Reports present information related to active and sold listings of Single Family Homes, Condos, Coops, Villas, and Townhouses ONLY, however, these sales and listings are in no way inclusive of the ENTIRE Real Estate Market as there are Commercial Properties and Businesses that are sold, as well as Vacant Lots and Land, Docks, and multi-family dwellings (such as Duplexes, Triplexes, Fourplexes, and Apartment buildings). Additionally, there are Developer-owned Homes (Condos, Single Family Homes, etc.) that are sold to Buyers directly from the Developer, many of which are not listed for sale through the MLS (non-MLS listed property sales data is available by searching local Tax Records).
I am currently working with a Yacht Owner from the U.K. who is selling his Yacht and planning to purchase a Ft. Lauderdale Waterfront Home or Palm Beach Waterfront Home. His Yacht is located in Mallorca, Spain and is listed for Sale through his London-based Yacht Broker, however, he is also interested in the possibility of trading his Yacht for an appropriate Ft. Lauderdale Waterfront Home and other item(s) of value. I met with the Yacht Owner and Broker during one of their recent trips to South Florida to discuss the Yacht Owner's Home search and to view Waterfront Homes in Fort Lauderdale.
With their permission, I am Blogging about the Yacht Owner's search, as well as engaging in additional methods of searching. The focus is to find a Homeowner who is interested in and capable of an appropriate Trade.
The Trade options that he's interested in are as follows:
Trade the Yacht for a Waterfront Home
Trade the Yacht for a Waterfront Home + a smaller Vessel (minimum 50')
Trade the Yacht for a Waterfront Home + Luxury Vehicle(s)
Trade the Yacht for a Waterfront Home + Aircraft
The Waterfront Home and/or other items that are traded must be conveyed free and clear of any outstanding financial obligations as the Yacht Owner would be conveying the Yacht to the new Owner(s) with zero outstanding financial obligations.
An appropriate Waterfront Home will preferably be located in Ft. Lauderdale or areas in Palm Beach County and preferably meet the following criteria:
Built within the last 10 years or substantially Remodeled
Not in need of significant updates or repair
3-Car Garage
2-Story Home
Mediterranean style Architecture
Minimum 6,000 Square Feet of Living Area
No Fixed Bridges
Wide, deep Canal
Minimum 80' of Waterfront
Must have existing Dock
Not located in a Wake Zone
Swimming Pool
Maximum price $8,000,000
The Yacht for Sale is a 2007 Ferretti Custom Line 97. Built for Luxury Living, this Ferretti Yacht for Sale accommodates 12 Guests & 5 Crew and is modern, sophisticated, and elegant.
Features include spacious Aft and Fore Deck areas, stylish high volume interior, Master Stateroom and Bath, 2 VIP Cabins, Starboard and Port Guest Cabins, 2 Crew Cabins, and Captain's Double Cabin, all with en-suite Bathrooms, a Saloon for entertaining, Dining Area that seats 8, spacious Fly Bridge, Garage and much more!
The specifications are as follows:
97 Feet in Length Overall
80 Feet, 3 Inches Waterline Length
Maximum Beam = 23 Feet, 2 Inches
Deck = Teak
Draft to prop at full load = 5 Feet, 10 Inches
Dry Displacement = 182,932 Pounds
Full Displacement = 220,462 Pounds
Engines = 2xMTU, 16V, 2000, M93
Power= 2x1790kW @ 2450rpm (2x2440HP)
Main Generators = 2x KOHLER EFOZ 40, 40kW @ 50 Hz
Fuel Capacity = 13,000 lt/ 3434 U.S. gallons
Fresh Water Capacity = 3,000 lt/ 793 U.S. gallons
Black Water Capacity = 1,000 lt/ 264 U.S. gallons
Grey Water Capacity = 1,800 lt/ 475 U.S. gallons
Maximum Speed= 27 Knots
Its' Engine Hours = 590
E-mail me if you would like to receive additional pictures of the Yacht, the Brochure, and a full list of its Technical Details, Electronics & Navigation, and Equipment (Domestic, Entertainment, Auxiliary, and otherwise).
It is currently priced for sale at €6,250,000 or ~ $8,744,927.00 USD and is priced within the price range of comparable Vessels that have been purchased recently.
Ferretti Yacht Group is based in Italy, is reknown for Luxury, employs more than 3,000 Employees, and was established in 1968. View Ferretti's website to review additional information.
If you're a Homeowner interested in the possibility of Trading or you know someone who is, please contact me. Of course, if you're a Real Estate Agent and have appropriate Listings with interested Homeowners, please contact me as well. If you're selling a Ft. Lauderdale Waterfront Home, but not interested in trading, your Home might be one that we will consider in the future if the Yacht is sold instead of traded. In the market for purchasing a Luxury Yacht instead of Trading? Feel free to let me know as well.
Located at 715 Bayshore Drive, La Rive is a Ft. Lauderdale Waterfront Condo located on the Intracoastal Waterway in the Ft. Lauderdale Beach area. Ft. Lauderdale Beach is only 2 Blocks away and La Rive is also conveniently close to Las Olas and downtown Ft. Lauderdale.
The Atlantic Ocean, City, and sweeping Intracoastal views from La Rive Condo are beautiful. Floor-to-Ceiling Glass in the Units and spacious Balconies maximize the Waterfront views. I visited La Rive during the day and also at Night and the lights of the City Skyline at Night are great!
La Rive was built in 2004 and includes 36 Units located on 10 Floors (there were originally 37 Units, but one of the Owners combined 2 Units into what is now officially 1 Unit). Some Units feature Private Elevator entry and others feature semi-private Elevator entry.
The Amenities are 24/7 Concierge and Security Camera Monitoring, a Heated Pool and Deck overlooking the Intracoastal, a Fitness Center with Floor-to-Ceiling Windows facing the Intracoastal, Garage Parking, Steam Room, Sauna, Entertainment Room with a Bar, and Guest Boat Dockage.
Owners are allowed to Lease their Units twice yearly with a minimum Lease period of 90 days for each Lease. 2 Pets of any size are allowed.
Currently, there are 6 LaRive Condos for Sale. Their price range is $469,000 - $3,495,000 and their size range is 1,733 Square Feet - 6,409 Square Feet.
The Intracoastal side of La Rive faces Ft. Lauderdale Waterfront Homes on Intracoastal Drive located in the Community of Sunrise Intracoastal. Currently, there are 3 Sunrise Intracoastal Homes for Sale, located on Intracoastal Drive and priced from $1,990,000 - $8,495,000.
I'm currently working with 2 Buyers who have identified La Rive as one of their top choices and I took several pictures while there (view them below).
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