Sunset Lakes Community (Miami, Fort Lauderdale, Miami Beach: HOA, homes, neighborhoods)

[TriCounty]

Originally Posted by rkumar3

By the way, I don't mean to say this is better than the far western communities such as Sunset Lakes and Sunset Falls, I just wouldn't completely rule it out. Now if it was Silver Falls, I would rule it out!

Why is Silver Falls worse?

[StilltheSame]

Silver Falls is a nightmare. It has one way in, one way out off Flamingo Road - really sits in N.Miami instead of Miramar and is just a logistical nightmare. I think the homes are far less attractive, and it was built at the height of the crisis so I have to imagine many are either underwater or foreclosure sales. Just dont even think about it. You will regret it.

[compelled to reply]

Monarch Lakes isn't exquisite, but most sections are much better than Silver Falls. I wouldn't rule out a nice house in a nice section of Monarch Lakes if the price is right, but areas west of 75 or further north are obviously better.

[RayNagin504]

Sliver Falls is a nightmare and Vizcaya is even worse because it sits right behind the county line. You can search the forum and others will tell you of all the crime that has taken place in both of these communities. It's really bad. I'm saying this because I have lived in Silver Falls since 2005. Both developments were hit really hard with foreclosures so expect to see a lot of homes unmaintained. Like I said before I personally wouldn't recommend Monarch Lakes if you have the income to afford to live some place better. The more West you go the safer. Silver Lakes which is west of I-75 seems to be nice from the times I have visited friends that lives there.

[TriCounty]

So the communities south of the turnpike but north of Country Club (NW 202nd St./Flamingo Road/NW 67th Ave.) are considered worse than the other neighborhoods? I'm talking about Silver Falls and the communities directly south of it. It's also weird how parts of Miramar are actually south of County Line Road...

One more thing... what about the section near Bass Creek road that are sandwiched between the turnpike and I-75? Is it bad to live in-between two major highways?

[RayNagin504]

Originally Posted by TriCounty

So the communities south of the turnpike but north of Country Club (NW 202nd St./Flamingo Road/NW 67th Ave.) are considered worse than the other neighborhoods? I'm talking about Silver Falls and the communities directly south of it. It's also weird how parts of Miramar are actually south of County Line Road...

One more thing... what about the section near Bass Creek road that are sandwiched between the turnpike and I-75? Is it bad to live in-between two major highways?

Yes they are! Don't take my word for it. Just search the forum. I think living between two major highways (Turnpike/I-75) will always bring traffic to your area. Remember they are adding more and more stuff to that area.

[compelled to reply]

Originally Posted by TriCounty

One more thing... what about the section near Bass Creek road that are sandwiched between the turnpike and I-75? Is it bad to live in-between two major highways?

That area is pretty nice. It's worth noting that Windsor Palms has the sporadic section 8 tenant, but so do most neighborhoods in west Pines/Miramar.

[JacobMAX]

That's all good information, so I'll still consider Monarch Lakes (but I won't put it on my main list). Sunset Lakes is good, and I've just noticed that apparently there's a Miramar Police Station just in front one of its subdivisions, near its community center, which is another great point and probably one of the reasons this complex is, according to statistics, one of the safest in West Miramar. Pembroke Falls I am considering definitely as well, well located and has great houses. I would prefer something in Weston, but I don't think it will be possible, as the commute from West Pines/Miramar (to MIA/Flagami) already will be pretty shoddy for me.

And does anybody know about Pembroke Isles? From the internet and statistics it looks great. It's west of I-75 just south of Sheridan. Also I wonder about those homes spread between Weston and Pines surrounding right to the west and east of I-75 between Sheridan and Griffin.

[rkumar3]

Originally Posted by JacobMAX

And does anybody know about Pembroke Isles? From the internet and statistics it looks great. It's west of I-75 just south of Sheridan. Also I wonder about those homes spread between Weston and Pines surrounding right to the west and east of I-75 between Sheridan and Griffin.

Pembroke Isles is very nice and very well kept, love it. I also like the other section that you mentioned... in fact I personally prefer that area to those on the main Pines Blvd due to heavy traffic on Pines, much easier to get to I-75 from Sheridan.... For example, parts of Spring Valley are very nice.

[compelled to reply]

Originally Posted by JacobMAX

That's all good information, so I'll still consider Monarch Lakes (but I won't put it on my main list). Sunset Lakes is good, and I've just noticed that apparently there's a Miramar Police Station just in front one of its subdivisions, near its community center, which is another great point and probably one of the reasons this complex is, according to statistics, one of the safest in West Miramar. Pembroke Falls I am considering definitely as well, well located and has great houses. I would prefer something in Weston, but I don't think it will be possible, as the commute from West Pines/Miramar (to MIA/Flagami) already will be pretty shoddy for me.

And does anybody know about Pembroke Isles? From the internet and statistics it looks great. It's west of I-75 just south of Sheridan. Also I wonder about those homes spread between Weston and Pines surrounding right to the west and east of I-75 between Sheridan and Griffin.

That area along I-75 is known as Ivanhoe Estates and is considered a part of Davie. I would choose that area over any others mentioned in this thread. Pembroke Isles is decent too.

Also, the traffic to get to I-75 from Sunset Lakes is HORRIBLE at rush hour times, worse than even Pines Blvd. Miramar Parkway doesn't move at all east bound between 7-9 AM, and is only slightly better in the afternoon. If anything, Ivanhoe Estates would be the quickest and easiest access to 75 south despite being further north, and the same scenario holds true for Weston due to less traffic congestion. In other words, pick a few extra miles of full speed driving versus a few extra minutes in traffic.