All posts by Scott Patterson

New To The Market Harbor Islands In “Harbor Pointe” Hollywood Florida

access_timeSeptember 16, 2009personScott Patterson

For those of you who might be unfamiliar with Harbor Islands, it is a 192-acre private gated waterfront community in Hollywood Florida composed of eight sub-communities. You can select a home to fit your own personal budget with prices ranging from $450,000 up to $5,000,000. Amenities in the community include a deep water Marina with 196 boat slips that can accommodate boats from 20-120 feet, Joe DiMaggio Park, Tennis and Fitness Center/Spa. One of the unique things about Harbor Islands is that it’s one of the only waterfront gated communities with private streets east of I-95 & US1.

New Listing Featured below is located in “Harbor Pointe” , the newest community in Harbor Islands located next to the Marina with Intracoastal Waterfront Homes as well as Non-Waterfront homes.

1320 Hatteras Court

Quick Facts:
5 Bedrooms
6.5 Baths
Living Area Sq.ft.: 4,950
3 car garage

List Price: $1,550,000

There are currently 5 Active properties in Harbor Pointe, the featured listing above (non-waterfront) and 4 others on the Intracoastal waterfront. See all the Active Listings in Harbor Pointe. There has been 1 closed sale this year in Harbor Pointe and it was a Bank Owned Foreclosure that sold 2 days ago on September 14, 2009 for $3,200,000 it was a 6BR, 9.5BA 8,519 sq.ft. waterfront home which included the only 100 foot deeded dock at the marina, all the rest of the docks at the marina are only available for lease.

Subscribe to my South Florida Real Estate Blog and get updated instantly!

The Point of Aventura “Sold Price Per Square Foot”

access_timeAugust 24, 2009personScott Patterson

The Point of Aventura is a waterfront community comprised of five towers and courtyard homes located in the heart of Aventura Florida along the Intracoastal waterway. Amenities include Intracoastal pool, Club and Spa (cardio and weight room), tennis courts, childrens playground, game room, restaurant and salon. Each tower has unique views to offer of the Atlantic Ocean, Intracoastal and City.

Highest and Lowest sale per/sq.ft. in the Past 6 Months
– Highest: Atlantic II Unit #2401 sold for $322 sq.ft. on 8-14-2009 for $850,000 (see unit) 21150 Point Place #2401-6244

– Lowest: Atlantic I Unit #704 sold for $197 sq.ft. on 5-26-2009 for $625,000 (see unit)

See all closed sales in the past 6 months

A really great tool for determining the list price for a property is to find out what the current Absorption Rate and Months Supply of Inventory is at the time. It is beneficial in assisting Sellers and Buyers to better understand the market and forecast trends. Absorption rate is the time it takes to sell the current inventory at the present rate of sales, currently the absorption rate for The Point Condos is 3.92 p/month, therefore on average 4 listings are selling every month.

When it comes to Months Supply of Inventory a supply of 6 to 9 months is optimum and anything over 9 months is generally considered a Buyer’s Market. Currently there is 13 months supply of inventory at the Point.

For information on active listings or additional information please contact me anytime.

Hamptons South of Aventura Active Listings

access_timeAugust 15, 2009personScott Patterson

Hampton’s South is one of Aventura’s Luxury condo buildings. It was built in 2004 and is located along the Intracoastal Waterway overlooking Golden Beach and the Atlantic Ocean. 20201 E Country Club Dr-345 Some of the developments amenities include: Intracoastal pool, tennis court pavilion, fitness center, private elevator to each unit and valet service. Hamptons South is located across from the exclusive Fairmont Turnberry Isle Resort & Club, Golf Course, jogging trail and minutes to the Shops of Aventura Mall.

Currently there are 21 Active Listings, below is the Average Price Per Square Foot for Active Listings based on the bedroom count.

What are you in the Market for?

If you are in the market for a 2 Bedroom: Average Price/Sq.Ft. = $150.00
If you are in the market for a 3 Bedroom: Average Price/Sq.Ft. = $379.00
If you are in the market for a 4 Bedroom: Average Price/Sq.Ft. = $375.00

Check out the newest listing in Hamptons South

Quick Facts:
Unit# 2409
3 Bedrooms plus den/media room
3.5 Baths
Over 3,260 sq.ft.
Unobstructed Intracoastal, ocean and golf course views
Highly upgraded

View all 21 Active Listings in Hamptons South

The Villas Of Positano In Hollywood Beach

access_timeAugust 4, 2009personScott Patterson

I recently listed a 2-story penthouse in The Villas of Positano, a new oceanfront development in Hollywood Beach Florida with 200′ of pristine beachfront. As soon as I walked into the grand foyer and lobby it was evident this was a luxury development with some of the finest finishes. Some of the amenities include: elevated pool deck overlooking the ocean, exercise facility, concierge service, private garages for all the penthouses, grand foyer entry and lobby, terraces with ocean views, cabanas all within walking distance to the newly renovated Hollywood Boardwalk which underwent a renovation that was completed in 2007. The Promenade offers charming shops, cafes and restaurants.

Villas of Positano is centrally located just a short drive from Aventura, Fort Lauderdale and Bal Harbour and the Fort Lauderdale-Hollywood International Airport.

3501-n-ocean-dr-beach-wm

View Floor Plans at Villas of Positano

Harbor Islands Real Estate Inventory

access_timeJuly 28, 2009personScott Patterson

There are currently 28 single family homes and 16 townhomes on the market in the private gated waterfront community of Harbor Islands.

Breakdown Harbor Islands single family homes

The most expensive single family home in Harbor Islands is actually a foreclosure in Harbor Pointe, the home is currently listed for $4,200,000 and it is a 6 Bedroom, 9.5 Bath waterfront home with over 8,500 sq.ft., it was previously listed for $6,750,00 and was reduced in price last week to the current $4,200,000. The least expensive single family home is a 2 Bedroom, 2 Bath 1,570 sq.ft. home going for $449,000 (dry lot).

Breakdown Harbor Islands Townhomes

The most expensive townhome in Harbor Islands is selling for $910,000 it is a 4 Bedroom, 4 Bath with 3,287 sq.ft.. The least expensive townhome is $499,500, 3 Bedroom, 2 bath and 2,129 sq.ft. (both dry lots)

2009 Harbor Islands single family home sales

There have been a total of 5 closed sales so far this year and there are currently 2 pending sales. The highest sales price so far this year was 1449 Commodore Way in Commodore Estates for $1,520,000 (dry lot) and closed 6-22-2009, a 6 Bedroom, 4.5 Bath, 4,747 sq.ft. home. The lowest sales price so far is $625,000 (dry lot) and closed 1-30-2009, a 4 Bedroom, 3 Bath, 2,659 sq.ft.

How does this compare to last year (2008)?

*At this same time last year there were only 2 single family closed sales

2009 Harbor Islands Townhome sales

There has been a total of 3 townhomes that closed this year.

938 S Harbor View: Sold: $440,000, 3 Bedroom, 2 Bath, 2,749 sq.ft. (dry lot)
989 N. Harbor View: Sold: $530,000, 3 Bedroom, 2.5 Bath, 2,749 sq.ft. (waterfront)
808 E. Spinnaker Drive: $660,000, 3 Bedroom, 3 Bath, 2,648 sq.ft. (dry lot)

How does this compare to last year (2008)?

*At this same time last year there were 4 closed townhome sales

Search available listings in Harbor Islands

Golden Pointe A Gated Townhouse Community In Aventura Florida

access_timeJuly 19, 2009personScott Patterson

Golden Pointe is a waterfront gated townhouse community. There are a total of 78 townhouses, some are on the water and some are on the dry side, they range in size from 2 to 3 stories and from 1,900 to 2,800 square feet. Golden Pointe is part of the Waterways of Aventura which includes The Shoppes of The Waterways, restaurants, post office and Marina. Many residents walk and exercise along the promenade that is shared by the surrounding communities including The Point of Aventura. There are currently 3 waterfront townhouses for sale in Golden Point, below are the details.

20944 NE 37th Avenue: 4 Bedroom – 2.5 Bath – 2,505 sq.ft. $850,000
3796 NE 209 Terrace: 4 Bedroom – 2.5 Bath – 2,505 sq.ft. $699,000
3744 NE 209 Terrace: 3 Bedroom – 2 Bath – 1,900 sq.ft. $698,000

[youtube:http://com/watch?v=T3DaDx9QMDI]

For additional information on these properties or any property feel free to contact me at 305.466.3070.

Hollywood Lakes Waterfront Bank Owned Property Goes On Market For Extremely Low Price Of $445,500

access_timeJuly 17, 2009personScott Patterson

[youtube:http://com/watch?v=G_V2rY4j47c]

This week Washington Mutual placed 1007 S. Northlake Drive in Hollywood Lakes on the market for a staggering low price of $445,500. I sold this property for $2,150,000 in June of 2005 (the peak of the market). Most of the properties value is in it’s premier lot size 100′ x 234′ (half acre) on the water and at this price it’s a definite give away, the only drawback is the home more than likely cannot be torn down since it has historic value to the neighborhood and is located in a Historic Preservation area. The property had over $60,000 dollars of code violations from the previous owner due to commencing work without permits.

My client placed a $500,000 cash offer (50K over asking price), when I called the agent they stated they had multiple offers on the table, which is often the case with Bank Owned properties and that they would be making a decision within the next 48 hours, my clients offer was eventually rejected as a higher offer was accepted but whoever won the bid got an incredible deal.

Hollywood Lakes is an eclectic neighborhood just minutes from Hollywood Beach that is comprised of two lakes “Northlake and Southlake”, they are connected to the Intracoastal Waterway with unsurpassed views from either lake.

2005 Photo

2009 Photo

Hollywood Boulevard Improvement Project Has Begun

access_timeJune 19, 2009personScott Patterson

On April 30th the City of Hollywood Florida commenced the long awaited Hollywood Boulevard Improvement Project. The project will take nearly a year to complete and it’s main objective is to construct a median that will prevent direct crossing from north to south along the Hollywood Boulevard which has caused numerous accidents over the years. The landscaped median will be 19 feet wide and will span from the Intracoastal Bridge (recently renovated as well) to Downtown Hollywood, the project will also focus on improved drainage. The Hollywood Lakes community will definitely benefit from the project which in addition to preventing direct crossing along Hollywood Blvd. will also add to the neighborhoods aesthetic appeal.

I went down to Hollywood Blvd. to capture the work in progress!

[youtube:http://www.youtube.com/watch?v=JeNx0KPbUeU]

Golden Isles Bridge Improvements

access_timeJune 16, 2009personScott Patterson

Here is my first of many more community video blog posts to come. As I had mentioned in a previous post, the City of Hallandale has begun the improvements to the bridges in the waterfront Golden Isles community and the project is set to be completed November of this year. The current concrete and metal barriers are being replaced with decorative barriers and lighting. There are 307 homes in Golden Isles and the residents are committed to enhancing and improving the community as they have recently also completed a new guard house, curbs and landscape projects.

[youtube:http://www.youtube.com/watch?v=nrRXpFaMzPs]

Subscribe to my South Florida Real Estate Blog for up to date Real Estate information.

Right Price, Right Buyer in Hollywood Florida

access_timeJune 11, 2009personScott Patterson

Two more homes sold this month in Hollywood but these were shelled (no kitchen, baths or flooring only walls), however this goes to show you that there’s a right buyer for every property when the property is priced right, “It only takes one Buyer”. Both of these properties were “Short Sales” and both were cash transactions.

4008 Jefferson Street in Hollywood Hills closed yesterday June 10th, 2009 for $262,500. The previous builder/owner of the home never finished the construction and owed approx. $700,000

4008-front 4008-kit

1345 Adams Street in Hollywood Lakes closed on June 5th, 2009 for $250,000. The previous owners owed approx. $600,000.

1345-adams

For up to date information subscribe to my South Florida Real Estate blog