Davie Canoe Landing – a bit of Davie, FL History

Davie, Florida is a town that is full of history and proud of it, as evidenced in part by historical markers and the town’s desire to maintain a “western” theme throughout its downtown area along Davie Road between SW 39th St. and Griffin Road.  It is because of the Town of Davie’s residents strong desire to maintain their heritage that the Davie Area Land Trust exists.  You’ll find the Davie Canoe Landing (pictured below) on Orange Drive (which is parallel to Griffin Road), about a block or two west of Davie Road, and just steps from the Davie Town Hall.

Davie, Florida History

The plaque on the Davie Canoe Landing reads as follows:

“This historic canal site was Davie’s first canoe and barge landing.  Nicknamed the Venice of America, Broward County canals were the lifeblood of the community, controlling flooding, nourishing the land and providing settlers with vital transportation links.  Early residents of Davie used these canals to transport goods and produce to the railroads in the east.  We dedicate this site to Davie’s early pioneers who labored in the past to create this peaceful place.”

Davie FL History

(The backside as seen from across the South New River Canal.)

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South Florida Real Estate Market Conditions – July 2007

The Florida Association of Realtors (F.A.R.) has released the sales reports for July 2007.  When compared to June, the number of resale single-family home sales as well as the median sales price decreased in both Broward County and Palm Beach County but increased in Miami-Dade County – quite a change from last month when the Miami metropolitan area did not fare well.

The number of sales of resale condos and median sales prices decreased in the Fort Lauderdale and West Palm Beach metropolitan areas while the greater Miami area saw their numbers remain stable or increase.  Overall, it’s looking like Miami-Dade County may be coming out of the slump it’s been in.

Current Market Statistics

*Median is the price at which half of the homes sold for more and half sold for less.

Source: Florida Association of Realtors (F.A.R.)

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Plantation Florida – Recent Home Sales Prices

Recent home sale prices in Plantation, FL - Broward CountyYou’ll find a variety of architectural styles when viewing homes for sale in Plantation, FL.  Single-family homes are currently available in various price ranges (from $127,500* to $3.5 million for single-family homes) to fit almost any budget.  If you’re searching for a new place to call home, you’ll probably find something you’ll like in Plantation. 

Below is a sampling of recent single-family home sales prices** in Plantation, FL (sold/closed sales from 7/1/07-8/24/07).  If you’d like information on homes for sale in any of the following Plantation neighborhoods, click on the link and let us know the specifics of the home you’re looking for.

* This includes single-family homes in 55+ communities.  Single-family homes in non-55+ communities in Plantation, FL, currently start around $199,000.
**As reported on the South Florida MLS. <– Search for South Florida real estate for sale!

Proposed 2007 Broward County Property Taxes

envelopeOver the past few days Broward County property owners have been opening their mailboxes only to find the dreaded “Notice of Proposed 2007 Property Taxes”.  More than a few owners of non-homesteaded properties are angry, to say the least.  I had one out-of-state client whom I sold a house to a few years ago call me yesterday to ask me what they can do to fight their fourth consecutive increase in property taxes… this time of approximately $500 due to a supposed $40,000 gain in assessed value. 

As many of you are aware, it was around late 2005 that the South Florida real estate market stalled and then started becoming a buyer’s market.  Over the past 18-22 months, inventory has drastically increased and market values have fluctuated somewhat during that time period.  To be clear, market value is what a buyer is willing to pay in today’s market, regardless of what similar properties sold for a few months ago. 

According to the Florida Association of Realtors, the median* sales price in the greater Fort Lauderdale area in year-end 2005 was $361,100.  A year later, in year-end 2006 it was $367,800 (only a 2% increase).  So, you can imagine why the out-of-state client called in amazement that his assessed value increased considerably more than 2%.  Obviously, they plan on challenging their property assessment.  Anyone wanting to do the same should read the flyer and newsletter that were included in the envelope containing your 2007 notice of proposed property taxes. 

According to the “News for Broward Taxpayers” Summer-Fall 2007 newsletter, “For non-homesteaded property, the assessed value is always identical to the property’s market value as of January 1, 2007. […] In most instances, our market values are determined using a mass-appraisal process based upon multiple sales of comparable properties in the same or similar subdivisions.  BOTTOM LINE: If our market value of your property […] is higher than you believe a buyer would reasonably pay for your property on the open market, either call or email our office or file a value petition by the September 18, 2007 deadline.”  Learn more about how to challenge your 2007 property value assessment and the Value Adjustment Board (VAB) appeals process.

The Broward County Property Appraiser’s main office is located at 115 S. Andrews Ave., Room 111, in downtown Fort Lauderdale (just south of Broward Blvd.).  Here are three phone numbers you may find useful:

  • 954-357-6830 for Exemptions and General Info
  • 954-357-6831 for Residential Property Values
  • 954-357-6832 for Condo and Co-Op Values

*Median is the price at which half of the homes sold for more and half sold for less.

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Condo Termination Law – Condos at Risk of Redevelopment

CondosA new law that can impact the private property rights of every condominium owner in Florida took effect on July 1, 2007.  The “condo termination law” could make it easier for developers to purchase existing, older condo buildings that currently sit on land that is very valuable so that they can redevelop it for a sizeable profit. 

The condo termination law requires only 80% of unit owners to consent to the takeover.  Before the new law, all owners in a condo building had to consent before the sale could occur (allowing for a few resistant to selling out to prevent a sale).  Under the new law, the takeover plan can only be stopped if a minimum of 10% of the unit owners of the complex object in writing within 90 days after the date the plan is recorded (the “effective date”). However, according to Senate Bill 314, they have “the burden of pleading and proving that the apportionment of the proceeds from the sale among the unit owners was not fair and reasonable.”

The condo communities most ripe for redevelopment and, therefore, “at risk” of being takeover targets as a result of the new condo termination law are the older condo buildings that are oceanfront or on the Intracoastal. Perhaps the easiest targets will be the smaller complexes where a larger, luxury building can take its place.  Only time will tell whether the condo termination law will cause the type of controversy that eminent domain issues did in recent years.

Florida Real Estate News

Florida Real Estate News Headlines:

  • Will the proposed overhaul of property tax breaks save homeowners money? (Read Article)
  • Sales tax exemptions possibly on the reform list. (Read Article)
  • South Florida Real Estate News Headlines:

  • The developer of Boca Raton’s Mizner Park will share his plan for a new downtown project. (Read Article)
  • If the new “super exemption” wins approval, some cities in Palm Beach County face a loss in tax revenues. (Read Article)
  • Sale of South Florida homes could be hurt by tax cuts. (Read Article)
  • .

    South Florida Real Estate Market Conditions – 2nd Quarter 2007

    The Florida Association of Realtors (F.A.R.) has released the sales reports for the 2nd quarter 2007.   Most of the South Florida real estate market is doing reasonably well despite ongoing negative media reports.  Comparing the 1st and 2nd quarters of 2007, it seems that the real estate market in Broward County and Palm Beach County improved in recent months.  Unfortunately, Miami-Dade County did not fare as well.

    Sales of single-family resale homes and condos increased in the greater Fort Lauderdale and West Palm Beach areas when compared to the 1st quarter 2007.  Median sales prices also increased in both areas during the same time period.

    However, in comparison to the 1st quarter 2007, sales of single-family resale homes decreased in the greater Miami area even while sales of resale condos increased.  Although sales of condos increased, the median sales price decreased for both condos and single-family homes in Miami-Dade County.

    Current Market Statistics

    *Median is the price at which half of the homes sold for more and half sold for less.

    Source: Florida Association of Realtors (F.A.R.)

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