The Woodlands North Port (Port Charlotte, Venice: short sales, foreclosures, homeowners association)

[ukwildcat19951999]

Hey all. First time poster. Didn't find another thread like this, but my apologies if this has been asked.

We live in Cedar Grove at the Woodland (Centex Homes development). I noticed today that Cedar Grove is not listed on Centex Homes website anymore, and that Cypress Falls is listed at having its "Grand Finale." I assume this means Centex is not building anything in the area right now, but I was wondering if Centex has pulled out of the area completely.

If anyone has any information, I would appreciate it. Thanks.

[magilla]

I cannot answer your question, but I would GREATLY appreciate any info you can offer regarding Cedar Grove. We live in PA and are planning to buy a home in the North Port/Port Charlotte area within the upcoming 6 months. I found some GORGEOUS homes in Cedar Grove, but I don't know much about the community. We love to boat. What should we know regarding boating? We have a 4 year-old daughter also. Activities offered? Is there a homeowner's association? Fees? Deed restrictions (are boats permitted in driveways specifically?) I noticed some beautiful 2-story homes on Hobblebrush Dr.....any opinion? Any drawback to owning a 2-story home in FL? ANY info you can provide would be much appreciated! Relocating from PA to FL is a HUGE step! Thank you in advance.

[SoFLGal]

I believe Mikey2 are regular poster on City-Data lives and here and really likes it.

I have heard rumor that Centex has pulled out/stopped building in Cedar Grove but I can't confirm that until I have a chance to make a few calls tomorrow. Last I heard Centex was only building on demand, and not building any specs.

I don't believe the deed restrictions will allow you to keep a boat in the driveway. I am not aware of any activities in Cedar Grove.

Two story homes are not popular in Florida because of the large retiree population. That's why you don't see many of them here.

I know the exact home you are speaking of. Actually, there are five active listings on Hobblebrush and all are short sales. We currently have a contract on one of them and are awaiting a bank reply.

I don't know if you are aware of how short sales work but generally the list agent does not know what the bank will take for the home. The bank will not tell the list agent what they will take until an offer comes in. So, the list agent usually lists the home for way under market value to encourage offers. Once they get offers on the home they submit them to the bank and then you wait usually any where between one month and six months or more for an answer on your contract. After waiting it out the bank usually comes back at a price over what the property is listed for.

Now, foreclosures are a whole different ball game. Whatever you see for the list price is what it will sell for unless there are multiple offers. On foreclosure property banks usually answer back witnin 48 hours.

There is an HOA fee of $150 per quarter and a CDD fee that runs around $1000 and is included in your yearly tax bill. A good number of communities or subdivisions in the North Port area, have what is called a CDD (Community Development District). Before development of a community, a developer gets financing from the local government via interest free municipal bond, usually a 15 to 30 year bond, for the development of the community's basic infrastructure. A board, usually 5 person, chosen by the developer is formed to oversee the development. The board issues the bonds and levies taxes and assessments to the homeowners, who pay the added fees along with their county and city taxes. CDD fees varies per community and they range from $700 to $2500 per year. These communities separate themselves from the others as it is built around a huge conservation area and/or golf course. They usually have a nicer gated entrance with 24/7 security, beautiful landscapes, a huge club house, pool area, tennis, exercise room and playgrounds that are all shared by the homeowners.

Here's something I wrote about Cedar Grove:

Cedar Grove at the Woodlands shares a community footprint with Cypress Falls at the Woodlands. Both developments and will add 2,596 more homes to North Port right next to I-75. Cedar Grove at the Woodlands is the section offering single family, one and two-story models by Centex.
Cedar Grove is a comfortable deed restricted family neighborhood with the security of sidewalks and street lights, lush landscaping and plantings, and the added benefit of city water and sewer systems. This community is only a short walk to the new North Port Middle School and the site of the second North Port High School and the fifth Elementary School in the North Port area. Cedar Grove at the Woodlands also has direct access to Port Charlotte shopping via Haberland Boulevard.
Because so many families love this area, the North Port and Cedar Groves at the Woodlands area have grown quickly. You can expect more schools, recreational facilities and retail to satisfy the needs of your family. But don’t ever expect to feel overrun. Your Cedar Grove at the Woodlands home will always be green, casual and beautiful. You, your family and your visiting friends will enjoy the community pool and convenient cabana, and your children will love the playground and sidewalks. Drive down the long main boulevard and enjoy the artistry of the professional landscapers. Jog on the sidewalks or visit the mall in Port Charlotte. Imagine yourself standing on the second-floor balcony of your new home enjoying the beauty of the Florida sunset!
The Woodlands Homeowners Association manages the community, and provides all common area maintenance and landscaping. All you have to do is relax and enjoy the view.

Originally Posted by magilla

I cannot answer your question, but I would GREATLY appreciate any info you can offer regarding Cedar Grove. We live in PA and are planning to buy a home in the North Port/Port Charlotte area within the upcoming 6 months. I found some GORGEOUS homes in Cedar Grove, but I don't know much about the community. We love to boat. What should we know regarding boating? We have a 4 year-old daughter also. Activities offered? Is there a homeowner's association? Fees? Deed restrictions (are boats permitted in driveways specifically?) I noticed some beautiful 2-story homes on Hobblebrush Dr.....any opinion? Any drawback to owning a 2-story home in FL? ANY info you can provide would be much appreciated! Relocating from PA to FL is a HUGE step! Thank you in advance.

[mikey2]

I live in Cypress Falls, which is the sister community to Cedar Grove...just a couple of miles down the road in the Woodlands.

I've got several friends who live in Cedar Grove, who like the community.

The official word from Centex has been the prices have dropped below what they can build for (labor and material costs) so they won't be building anything further until things improve (whenever that is). They just finished a couple of houses that were already sold (in Cypress Falls).

I was in Venice last Friday and drove through communities where pretty much the same thing is happening, even though prices there are somewhat higher.

A news report last night stated that across the country new housing starts are at the lowest levels ever recorded.

That's all I know at this time.

Mikey

[mr&mrssunshine]

for any help regarding homes in North port dial
1-800 soflgal :-)

[SoFLGal]

Originally Posted by mr&mrssunshine

for any help regarding homes in North port dial
1-800 soflgal :-)

Haha-that's funny! Thanks MrSunshine

[debvic]

"Now, foreclosures are a whole different ball game. Whatever you see for the list price is what it will sell for unless there are multiple offers. On foreclosure property banks usually answer back witnin 48 hours."

I took this from your post SOFLGal because I wanted to add that those prices are not cut in stone either. We purchased a foreclosure in Sept and offered below ths asking price and it was accepted. My new neighbors across the street did the same. Banks will negotiate on the foreclosure price

[Big House]

Originally Posted by SoFLGal

Haha-that's funny! Thanks MrSunshine

Hey Hey Hey, Mr. Sunshine!
Its ok to be charming once in a while - but Keep it undercontrol!

[SoFLGal]

Yes, you are absolutely correct in saying that, debvic. My point in saying making that comment is that the bank is not going to come back and tell you the price is more than what it is listed for on a foreclosure. On a short sale very often the bank will come back with a counter offer that is higher than list after waiting several months.

I was trying to say that you could get it for less than list but it's not going to be more than list on a foreclosure

I think I muddied the water a little on my explanation.

Originally Posted by debvic

"Now, foreclosures are a whole different ball game. Whatever you see for the list price is what it will sell for unless there are multiple offers. On foreclosure property banks usually answer back witnin 48 hours."

I took this from your post SOFLGal because I wanted to add that those prices are not cut in stone either. We purchased a foreclosure in Sept and offered below ths asking price and it was accepted. My new neighbors across the street did the same. Banks will negotiate on the foreclosure price

[debvic]

Originally Posted by SoFLGal

Yes, you are absolutely correct in saying that, debvic. My point in saying making that comment is that the bank is not going to come back and tell you the price is more than what it is listed for on a foreclosure. On a short sale very often the bank will come back with a counter offer that is higher than list after waiting several months.

I was trying to say that you could get it for less than list but it's not going to be more than list on a foreclosure

I think I muddied the water a little on my explanation.

I forgot to mention HUD homes. WE looked at one we liked bid the listing price ,and were out bid by quite a bit. We weren't expecting that! It's confusing for potential buyers right now with prices so shaky. You want to get a good deal,pay a fair price and not land up losing money.