Opinion of Davie for home? (Miami, Plantation: foreclosures, appraiser, condo)

[dmb1529]

I did not post an address in Davie although someone else did (multiple addresses) I will soon post an address of one listing that I am looking at in Davie but your comments so far make me feel I should not live there. I was not interested in Parkland because it is too far North. I have no interest in living too close to schools, mobile home parks or cheaper homes. The only reason I was trying to avoid a gated community was to avoid a complex that, because of foreclosures, was not getting the revenue for HOA dues/fees. I now live in a gated waterfront marina condo that I really love in Cape Coral but I worry about other owners being able to pay their share of Assn fees or that there will be too many rentals. We are having a similar housing market here as in the Fort Lauderdale area. I don't want to move but a job relocation to Pembroke Pines is forcing this move. btw, I live in Tarpon Point Marina and it is very desirable for living. Our fourplex 2004 built condo is away from the marina perhaps 1/2 mile. I have looked at Pembroke Pines, Miramar, Weston, Parkland, David and a bit in Cooper City. I do not want a frame house or an older home. Any other ideas where I can look? Your comments are wonderful...thank you in advance for your help.

[compelled to reply]

Well the majority of Davie is not like the first house fauve sent. The majority of the areas are mostly upper middle class with a kind of rural feel, but yes, there are some leftover elements of it's past. There are also tons of communities that are not gated that have powerful struggling HOA's, and Miramar is ground zero for that, so avoid Miramar. If you want no HOA, AND you want 100% decent surroundings, than look no further than Cooper City. Directly above Pembroke Pines, lots of established non HOA communities, and you might even have some pretty friendly neighbors.

However, I hate to be the bearer of bad news, but for under 300 grand, you are either talking about an 80s woodframe home or an older concrete block home (I'm talking 60s or early 70s). On the plus side, those older homes are built like tanks and are often very nice inside, and Cooper City has quite a few well maintained neighborhoods if you are willing to sacrifice age for being in a decent area with solid construction. You are also more likely to find a no HOA community in Davie than the other areas too. Don't let what I said about that PARTICULAR neighborhood scare you, as long as you aren't right off of 595, the mobile home parks won't be an issue and the majority of the ones that are there hardly even look like trailer parks. The only nasty one is that particular one that I named. Pembroke Pines also has a few non-HOA communities that might have homes in your price range, along the Taft Street area. Very nice part of Pines with a lot of shade trees and well maintained, solidly built older homes that are often totally renovated inside. Weston also has a COUPLE of unnamed non HOA communities in the Bonaventure area where you might find something nice in your price range, and there is not a bad neighborhood in Weston.

[crisp444]

I am in shock after seeing that 3500 square foot home in Plantation for sale at $299,000. It is absolutely beyond me that someone would say that homes in that area are "overpriced." The last time I checked, 3500 SF luxury homes in upscale neighborhoods were for wealthy people, not just for any Joe Bloe who wants to buy a home. People in this country make so many ridiculous demands about their lifestyles (choices of homes and sizes of cars in particular) and then wonder why it's getting expensive to heat/cool those gargantuan homes and fuel those huge SUV's... incredible. Broward is a very affordable place to buy a home; the last time I checked there are PLENTY of nice 2-3 bedroom condos and townhomes priced at $250,000 and below; not everyone is entitled to live in a huge detached house in a gated community. I think it's a bargain that a middle class family can afford to buy a luxurious townhome like the Poinciana Parc one for $249,000. That's a $1300/month mortgage payment after 10% down, which is within reach of a LOT of people.

To OP: this is not directed at you at all, it's just directed at people who say Broward's housing market is "unaffordable" or "overpriced." If I were you, I would JUMP on that $299,000 deal (if you don't mind paying high electric bills every month) because that house should be selling for at least $500,000 unless it has something seriously wrong with it that can't be seen from the picture.

[fauve]

Even though it's ungated, I do believe Shenandoah has association fees. Poinciana Park would too. I didn't recommend the house in Plantation Acres to OP intially as he did not want anything near water, and this house is on a canal - no HOA there though. I also think Shenandoah would have a high rate of foreclosure, whereas the Plant Acres house is in a more established neighborhood with wealthier residents overall that have been there for years.

[compelled to reply]

Poinciana Parc is gated as well, I was mainly just using it as a price comparison. If they want no HOA and decent surroundings they really ought to centralize their search on Cooper City, although like I said there are pockets of Davie and even Weston and Pembroke Pines where they can find a no HOA community within their price range if the OP is willing to accept an OLDER concrete block home. Plantation has a few too, but that's getting far from Pembroke Pines.

[heydade]

Originally Posted by crisp444

I am in shock after seeing that 3500 square foot home in Plantation for sale at $299,000. It is absolutely beyond me that someone would say that homes in that area are "overpriced." The last time I checked, 3500 SF luxury homes in upscale neighborhoods were for wealthy people, not just for any Joe Bloe who wants to buy a home. People in this country make so many ridiculous demands about their lifestyles (choices of homes and sizes of cars in particular) and then wonder why it's getting expensive to heat/cool those gargantuan homes and fuel those huge SUV's... incredible. Broward is a very affordable place to buy a home; the last time I checked there are PLENTY of nice 2-3 bedroom condos and townhomes priced at $250,000 and below; not everyone is entitled to live in a huge detached house in a gated community. I think it's a bargain that a middle class family can afford to buy a luxurious townhome like the Poinciana Parc one for $249,000. That's a $1300/month mortgage payment after 10% down, which is within reach of a LOT of people.

To OP: this is not directed at you at all, it's just directed at people who say Broward's housing market is "unaffordable" or "overpriced." If I were you, I would JUMP on that $299,000 deal (if you don't mind paying high electric bills every month) because that house should be selling for at least $500,000 unless it has something seriously wrong with it that can't be seen from the picture.

Obviousely has ties to a realtor or is stuck in a home that has been on the market for months or years. YES...homes are STILL WAAAYYY overpriced in Broward and are projected to drop another 22% by May of 2009. And that home in Plantation....where are the interior pictures ??? Old outdaded kitchen probably, smelly stinky green carpet everywhere probably. 10 year old A/C that needs replacing, old appliances, vinyl flooring in kitchen. C'mon now. If you don't see interior pics, the realtor is HIDING SOMETHING ! I did an MLS ID search on this home and found NO pictures. I bet you this home is really worth 200K at the most. Next year they will get smart and lower their asking to 225K and then hopefully get some offers !

DO NOT BUY NOW.........prices will continue to plummit.

[crisp444]

Heydade, I am a law student and am too young to buy anything anyting soon. I need to pay down these student loans before I even begin to start dreaming of owning an apartment, let alone a gigantic single family home! I am a realist who doesn't really understand why everyone should be able to afford a large, detached single family home when there are plenty of condos and townhomes in safe neighborhoods that would be affordable to a broader range of people. I laugh when people my age (early to mid 20's) complain that they can't afford to buy a home. Wait some time, get a good downpayment, wait out a couple salary raises and with time (often 5 years or so) you will be able to afford a nice place of your own.

PS - I don't think a 3500 SF home in a nice neighborhood should sell for such a cheap price (remember when houses that size were for the wealthy? I do, and I am much younger than many on this forum). Affordable housing should be 900 SF 2 bedroom condos, not gargantuan houses on a lot of land in upscale neighborhoods. If builders want to respond to the affordable housing crisis, they should stop buidling such large homes and luxurious condos and start building smaller, less upgraded units that have much lower pricetags. We have enough 3500 SF minimansions down here! The key to making things affordable is (once the housing bust is over) to build smaller, more tightly packed units with less frills.

[taylorsmom]

What is your opinion of the Village at Lake Pine? The real estate ads look nice but I was wondering about the neighborhood. Thanks for your advice.

[compelled to reply]

Originally Posted by taylorsmom

What is your opinion of the Village at Lake Pine? The real estate ads look nice but I was wondering about the neighborhood. Thanks for your advice.

Four problems...

1. Noise from I-595.
2. Those places got trashed after Wilma.
3. Their condos.
4. Their exteriors could objectively be considered "ugly".

Otherwise the setting is actually kind of nice, very lush. The back is out in the country almost while the front is off of 595. If you look in the back it could be decent. It's also next to a mobile home park (Rexmere Village), albeit the nicest mobile home park I have ever seen, so don't worry about riff raff from the other side. Very quiet complex.

[taylorsmom]

I had asked about mobile home communities awhile back and you had posted about Rexmere Village. I drove through there when I was visiting FL last month and thought it was a very nice neighborhood (Rexmere). I drove through Lake Pine and thought it was nice, too but looks can be deceiving.....it's hard to know if a nice looking neighborhood is also safe or if there are problems that only someone living in the area might know about. So, I really appreciate the invaluable insights!!!