Possible Naples Relocation, lots of ? (Cape Coral, Homestead: real estate, foreclosures, property taxes)

[janp]

I have posted under the “Naples ANY positive” a few times, but thought I would start a new topic since it I didn’t really belong there and in hopes of getting a little more feedback.

My H, 13 yr old daughter and I may be relocating to the Naples area in the near future. We will only relocate if H gets decent offer for the job he interviewed for recently…if he does get the job we will be under the gun time wise to get “settled” before school starts, Aug. 18th.

H will be working off of Goodlette-Frank and 3rd Ave. (If he gets the job, of course.) So I have several questions/concerns. We would like a single family 3BR/2BA home in an area with some kids and good schools.

I initially expected our housing budget to be ~250-300K…however, taxes, insurance and HOA fees might make this go down. All seem to be significantly higher than other places that we have owned homes.

1) Have found the middle schools that get the best ratings: N. Naples, Gulfview, Pine Ridge and Oak Ridge. Any comments about any of theses schools specifically?

2) What is with all of the gated communities? According to most statistics, crime is very low in naples…why do people pay so much extra to be in a gated community? Is there something I’m missing. Any suggestions of developments or areas w/o gates/super high HOA fees?

3) As much as I hate the thought of moving more than once…we may rent for a while. One thought is to rent a vacation type rental (furnished) for a month…I believe this is off season, so hopefully we could find a deal. Of course we would still have to settle on a school district even if we rent. Any one know of good rental or websites to find good rentals (have been looking at VRBO)?

4) Property taxes? I have found a place to check property taxes. They seem really high ($330K house, taxes were $5500, but found another $350K, taxes were $3600)! This may have big impact on what we buy. Are there areas within Collier Co. with lower taxes than others? The appraisals seem to be outdated as well (e.g. homes on the market for $300K have tax appraisals of $550K)?

5) Homeowner insurance/flood insurance? Is homeowner insurance about the same as other states/areas if you are in a low to moderate flood risk zone? do people generally get flood insurance if they are in a low to moderate zone?

6) Commutes “in season”? Just curious why commutes are so much worse “in season”? I know there are many more people in town; however, aren’t most of the snow-birds retired? Why are they out during rush hours? Don’t they mostly live close to the beach?

Thanks for any/all input!

[Mrs.Bewitched]

Originally Posted by janp

I have posted under the “Naples ANY positive” a few times, but thought I would start a new topic since it I didn’t really belong there and in hopes of getting a little more feedback.

My H, 13 yr old daughter and I may be relocating to the Naples area in the near future. We will only relocate if H gets decent offer for the job he interviewed for recently…if he does get the job we will be under the gun time wise to get “settled” before school starts, Aug. 18th.

H will be working off of Goodlette-Frank and 3rd Ave. (If he gets the job, of course.) So I have several questions/concerns. We would like a single family 3BR/2BA home in an area with some kids and good schools.

I initially expected our housing budget to be ~250-300K…however, taxes, insurance and HOA fees might make this go down. All seem to be significantly higher than other places that we have owned homes.
Unfortunately, for that price, you will not find a home for down there. My husband works around there, and he has found perhaps one or two "short sale" homes within that price range, but they were very small, outdated, older homes with one bathroom.

1) Have found the middle schools that get the best ratings: N. Naples, Gulfview, Pine Ridge and Oak Ridge. Any comments about any of theses schools specifically?
My son goes to N.Naples, but they are all supposed to be good schools.

2) What is with all of the gated communities? According to most statistics, crime is very low in naples…why do people pay so much extra to be in a gated community? Is there something I’m missing. Any suggestions of developments or areas w/o gates/super high HOA fees?
Some people like it to feel prestigious. But most like it so that they don't have to worry about lawn care, outside extermination, and outdoor maintanence, along with the fact that you have a swimming pool or two, perhaps some tennis courts or fitness center....

3) As much as I hate the thought of moving more than once…we may rent for a while. One thought is to rent a vacation type rental (furnished) for a month…I believe this is off season, so hopefully we could find a deal. Of course we would still have to settle on a school district even if we rent. Any one know of good rental or websites to find good rentals (have been looking at VRBO)?

You might be hard pressed to find a home for a MONTH. Best source is to go through the classifieds in the Naples newspaper. However, with prices rock bottom in Naples...and i know, I came down in 2004 and had to rent until this year due to prices....it might be a good idea to buy before they go up.

4) Property taxes? I have found a place to check property taxes. They seem really high ($330K house, taxes were $5500, but found another $350K, taxes were $3600)! This may have big impact on what we buy. Are there areas within Collier Co. with lower taxes than others? The appraisals seem to be outdated as well (e.g. homes on the market for $300K have tax appraisals of $550K)?
Property taxes go with the sell price of the house. They will not be as high due to the home price not being as high.

5) Homeowner insurance/flood insurance? Is homeowner insurance about the same as other states/areas if you are in a low to moderate flood risk zone? do people generally get flood insurance if they are in a low to moderate zone?
Homeowners is a little pricey, but more affordable now. Flood insurance is cheap, and you only have to get it if it is required, but you might want to consider it even if it's not. It is relatively inexpensive.

6) Commutes “in season”? Just curious why commutes are so much worse “in season”? I know there are many more people in town; however, aren’t most of the snow-birds retired? Why are they out during rush hours? Don’t they mostly live close to the beach?
Well, rush hour is always not pretty, but add that to construction, and then an additional plethora of people that do drive at any kind of hour, even though they might not be working...and some of them do come back down to be sell houses on the side....


Thanks for any/all input!

If I did it correctly, I answered your questions inside your quote, in bold...

[janp]

Thanks much mrshvo! Good info!

Still waiting for a job offer from the place in Naples, hopefully it will come tomorrow...waiting stinks!

I'm sure I'll have some more questions in the next day or so.

[Leonor]

First of all, when I read your entry reminded me of the time I arrived as a new teacher to Cape Coral, by myself, 3 days before school started to the only hotel in town, and a car loaded with just enough space to drive. It was very stressful!
1. As mrshvo mentioned Collier Co. schools are good in general but this Middle schools are indeed very good.
2. Gated communities are the trend in development since the late 80's, early 90's. Many of them, particularly in Naples, are more and more self contained communities. You have top of the line residences, social facilities, markets, community club house(s), many choices for recreation, etc. Obviously the more the community has to offer the more value Real Estate is and the more elite it will be. You will have many community choices from moderate to top of the line and sophistication. HOA will go accordingly so do taxes and insurance. There are Single Family Homes in beautiful neighborhoods too.
3. Renting. Here I need to warn you. Because there are so many Short Sales and Foreclosures, there are many unscrupulous owners that are desperate walking away from their properties but renting them to collect rent to survive and pay rent for themselves in something they can afford in other town or even state. You need to consider the service of a Realtor, the owner pays the agent for their service of finding a renter or qualified buyer. Moderator cut: no website advertising please
4. Taxes amounts are affected by several factors. May be the most common in this area are: the age and the sale price of the home. In other words, if an owner lived in the house for 35 years (Homestead), the taxes are going to be relatively less than for a house that it has being an investment home, second home or resold "flipped" several times in the course of the years.
5. Insurance. I need to disagree with mrshvo, they are expensive. Prices are getting a little more reasonable lately because now there are more insurance companies available, more competition. For some years we were down to a few, and after Charlie we went down to one. Flood insurance is mandatory if the property is considered to be located by the Flooding zone by the county flooding history map.
6. Traffic in Naples is pretty heavy in some main roads. I personally believe the road infraestructure is not quit jet there for the inflox of people moving in. More and more roads are being expanded to 4 lanes and new, wider roads are being developed, but we're not there jet. They're trying to catch up!
Well, I think I did it! I enjoyed talking (to) with you.
Until next time!

[janp]

Thanks Leonor, lots of good info! H got the job, so it looks like we are coming. I will check out your website.

I saw a job posted with the county (chemist w/ water dept) that would fit me. How easy is it to get on with the county gov. w/o knowing someone??

Another housing question: I notice many of the pools have screens built around them. Is this a necessity? or just nice to not have scoop leaves and bugs out of the pool?

[TANaples]

Originally Posted by janp

Thanks Leonor, lots of good info! H got the job, so it looks like we are coming. I will check out your website.

I saw a job posted with the county (chemist w/ water dept) that would fit me. How easy is it to get on with the county gov. w/o knowing someone??

Another housing question: I notice many of the pools have screens built around them. Is this a necessity? or just nice to not have scoop leaves and bugs out of the pool?

and other bugs make screens (lanais/pools) a necessity if you want to spend time outside without being eaten alive, at least in the "summer" months.

[janp]

That is what I figured. The lack of bugs will be one of the few things I will miss about UT

[121804]

Many time govt jobs (at all levels) have to be posted for the public even though they will go with an insider for the job. I believe there is some law that require agencies to do this. It's always worth a shot but more times than not it will be filled with someone who already works in the dept.

The screens are to keep the flying critters out. Lots of 'em down there. Not many trees in SWFL so you won't be dealing with leaves as much as bugs.

Be sure to rent. If you rush into buying in one of the most overpriced markets in the country you will never see a return and probably lose more money than needed. There is SOOO much inventory throughout the area that there is no need to rush. Take time to get to know the area & find the area that best works for your family. This takes time & there are enough people willing to rent right now that you can get a great rental at a fairly decent price.

Renters insurance was fairly reasonable for us. Make sure you get it!! Most decent landlords will not rent with out anyway.

Congratulations on the big change in your lives & hope it all goes well.

[RMD3819]

Originally Posted by janp

I have posted under the “Naples ANY positive” a few times, but thought I would start a new topic since it I didn’t really belong there and in hopes of getting a little more feedback.

My H, 13 yr old daughter and I may be relocating to the Naples area in the near future. We will only relocate if H gets decent offer for the job he interviewed for recently…if he does get the job we will be under the gun time wise to get “settled” before school starts, Aug. 18th.

H will be working off of Goodlette-Frank and 3rd Ave. (If he gets the job, of course.) So I have several questions/concerns. We would like a single family 3BR/2BA home in an area with some kids and good schools.

I initially expected our housing budget to be ~250-300K…however, taxes, insurance and HOA fees might make this go down. All seem to be significantly higher than other places that we have owned homes.

1) Have found the middle schools that get the best ratings: N. Naples, Gulfview, Pine Ridge and Oak Ridge. Any comments about any of theses schools specifically? I can't help you with that.

2) What is with all of the gated communities? According to most statistics, crime is very low in naples…why do people pay so much extra to be in a gated community? Is there something I’m missing. Any suggestions of developments or areas w/o gates/super high HOA fees?Gates are a personal preference. A lot of people like them as evidenced by the huge number out there. You get what you pay for. Most, if not all, gated communities are relatively well kept. Some people like having access to the pool etc, and services such as lawn maintenance. They do provide a false sense of security. I used to have a job delivering phone books. Most places let me right in. One middle class development practically wanted a body cavity search and they still didn't let me in. I went to the gated community right next door to a community composed entirely of zillion dollar mansions. They let me in, no problem. There are plenty of other choices that don't involve HOA fees or gates.

3) As much as I hate the thought of moving more than once…we may rent for a while. One thought is to rent a vacation type rental (furnished) for a month…I believe this is off season, so hopefully we could find a deal. Of course we would still have to settle on a school district even if we rent. Any one know of good rental or websites to find good rentals (have been looking at VRBO)? I would google search it. Realtors are starving now. If you have cash in hand you can secure a good deal.

4) Property taxes? I have found a place to check property taxes. They seem really high ($330K house, taxes were $5500, but found another $350K, taxes were $3600)! This may have big impact on what we buy. Are there areas within Collier Co. with lower taxes than others? The appraisals seem to be outdated as well (e.g. homes on the market for $300K have tax appraisals of $550K)? Look at this thread. It explains some of the tax inequities. property taxes in Dade City

5) Homeowner insurance/flood insurance? Is homeowner insurance about the same as other states/areas if you are in a low to moderate flood risk zone? do people generally get flood insurance if they are in a low to moderate zone? It is high no matter where you are in the state. It is outrageous close to the beach and near impossible in the Keys. Flood insurance is generally optional if you live outside certain boundaries.

6) Commutes “in season”? Just curious why commutes are so much worse “in season”? I know there are many more people in town; however, aren’t most of the snow-birds retired? Why are they out during rush hours? Don’t they mostly live close to the beach?It is worse because there are so many snowbirds and tourists here. Many are retired and wealthy and they are out spending their money. They are out during rush hour because they maintain the same schedule as if they were still working. They are also going out to eat. They live everywhere but the further inland you are the fewer snowbirds. There are plenty miles and miles from the beach. You know all those gated communities you are looking at? A good many of them are filled with snowbirds, especially in the condos.

Thanks for any/all input!

I entered my comments after your questions. I can't figure out how to change the font size.

[RMD3819]

Originally Posted by janp

Thanks Leonor, lots of good info! H got the job, so it looks like we are coming. I will check out your website.

I saw a job posted with the county (chemist w/ water dept) that would fit me. How easy is it to get on with the county gov. w/o knowing someone??

Another housing question: I notice many of the pools have screens built around them. Is this a necessity? or just nice to not have scoop leaves and bugs out of the pool?

The County is in a hiring freeze. If that job has been publicly posted then it is exempt from the freeze and get on it ASAP.