Venice FL Area Real Estate Market Analysis

Residential real estate purchases listed in the MLS system for the Venice area have gone from less than 5% being made on an all cash basis prior to the economic crisis, compared to over 60% each year from 2010 to this (MFRMLS, 2015). It also appears that the area’s cash sales volume cannot merely be attributed to investors picking up foreclosed properties. Two local builders’ representatives report 50-60% of their communities’ new home sales have been made with all cash in the past couple of years, and that the volume of sales and demand have greatly exceeded corporate expectations during that time as well.  The total number of residential home sales recorded in the local MLS system for 2014 was actually 38% higher than the total for the 2005 calendar year in the midst of the housing bubble (MFRMLS, 2015).  This also indicates that the proportion of purchases made with lending cannot significantly be attributed merely to increase lending standards that are subsequently eliminating a section from the market or from the clearing of foreclosures as some would claim.

Local Market Analysis

Venice, Florida, Area Characteristics

Description. Lifestyle characteristics.  Venice is a quiet suburban location conveniently placed in between a number of more metropolitan areas with major airports.  Sarasota is a mere 20 minutes away, about an hour to Fort Myers, Tampa is about an hour and a half drive, while Orlando and its attractions are only about 2.5 hours away.  The Tamiami Trail, Route 41, is a major traffic corridor through the city and lays approximately midway between the coast of the Gulf of Mexico and Interstate 75.  It has a charming historic downtown are with a park, theater, restaurants and shopping.  There are many local golf courses in and near Venice.

Population.  Venice, itself, is a small city with a population of just over 21,000 (Bureau of Economic and Business Research, 2014) located in Sarasota County, Florida.  This figure is for the city proper and not including the greater range of Venice addresses.  Available data is not exactly clear as to the population estimate for the broader targeted Venice ‘area.’ The applicable zip codes that can have Venice mailing addresses are: 34275, 34285, 34292, and 34293.  Properties within the last three listed all would have Venice addresses.  A very small percentage of residences within the 34275 zip code currently have Venice mailing addresses. Population estimates from the 2013 American Community Survey for the three zip codes combined are 65,623 persons in 2013, 64,395 in 2012, and 64,062 in 2011 (U.S. Census Bureau, 2010). According to the Bureau of Economic Analysis, “in 2012, Sarasota [County] had a total personal income (TPI) of $21,400,975.  This TPI ranked 11th in the state and accounted for 2.7 percent of the state total.  In 2002, the TPI of Sarasota was $14,447,855 and ranked 10th in the state” (Bureau of Economic and Business Research, 2014, para. 2).

Population characteristics

Age of population.  The area is known for having an older population, as it is popular for retirees.  Florida, in general, has a reputation for its substantial number of seniors, which for 2013 was estimated to have 18.7% of its population at 65 years of age or older (“Sarasota County Quick Facts,” 2013).  The statistic for Sarasota County during the same timeframe was significantly higher at 33.3% of the population (“Sarasota County Quick Facts,” 2013).  “Among Florida’s counties, Sarasota County has the third‐highest percentage of residents aged 65 and over, the second‐highest percent‐age of residents aged 75 and over, and the highest percentage of residents aged 85 and over” (Sarasota County Planning Services [SCPS], 2012, July, p. 1).  The Venice area of Sarasota County is comprised of sections with a generally higher median age than much of the rest of the county at a figure greater than 64 years of age, as can be seen in Figure 1 from Sarasota County Planning Services (SCPS, 2012).

Economic status.  Only about 9% of the population was persons below the poverty level from 2008-2012 (U.S. Census Bureau, n.d.).  The majority of people own their own home, at 72%, with a median home value of $180,800 for owner-occupied units, and the median household income is $46,404 (U.S. Census Bureau, n.d.).  It might be argued that the household income figure could be somewhat deceptive, however, as it does not include capital gains or some supplemental retirement benefits (U.S. Census Bureau, n.d.).  These are likely to be, or have been for the data referenced, sources of income for the many residents of the area.  As a result, using the household income figures from the U.S. Census Bureau (n.d.) could potentially create a significantly skewed view of the local economy.  Additionally, the Census Bureau’s income figure is pre-expenses, so it is before mortgage expenses, etc.  An area where a higher proportion of the population owns their residence outright will also have a higher proportion of discretionary income compared to another area with similar household income figures. The impacts of this excluded income and of expense differences may warrant future research to determine if it is the case, and if so, to what degree.

Residential units.  The Sarasota County Property Appraiser’s website was utilized to search and download data spreadsheets on August 1st, 2015, listing all properties within applicable zip codes (Sarasota County Property Appraiser [SCPA], 2015).  From the list of all properties gathered for each zip code, non-residential and vacant or units under construction were eliminated from consideration.  Subdivisions were included for consideration where mailing addresses of ‘Venice’ or ‘North Venice’ in instances that the physical street address matched the mailing address.  Three instances of this criterion were also included that were listed as not in a subdivision.  The result is an estimated 1,443 residential units for zip code 34275 that would be considered Venice area domiciles. There are 11,915 residential units listed for the City of Venice with zip code 34285.  Zip code 34292 all have Venice physical addresses listed.  There are 8,187 completed residential units in place within zip code 34292.  Zip code 34293 resulted in 20,240 residential units in place.  This totals 41,785 residences contained in the research target area of Venice area.

Growth.  According to Census.gov’s State and County Quick Facts for Venice, Florida, the 2013 population estimate is 21,253 individuals; this is a 2.4% increase over the 2010 U.S.  Census (U.S. Census Bureau, n.d.).  Venice is 15.27 square miles with approximately 1359 persons per square mile, according to the 2010 Census (U.S. Census Bureau, n.d.).  At the time of the Census, only 6.1% of the population was under 18 years of age, while 57% of the population was comprised of individuals 65 years of age and older (U.S. Census Bureau, n.d.).

It is considered an area of high-growth due to considerable expansion in new home construction (Bureau of Economic and Business Research, 2014).  And, according to the local MLS (My Florida Regional MLS [MFRMLS], 2014; MFRMLS, 2015), the volume of home sales has been on a considerable upward trend in the past 5 years, increasing an average of 15% per year from 2008 through 2013 (Figure 2).  Increases in new home construction and increases in sales volumes indicate an increasing demand, while the number of active listings (Figure 3) has been on a downward trend over the past 5 years (MFRMLS, 2014). A housing economist for Trulia says that their data shows this market area is currently one of the top ten fastest moving in the nation (McLaughlin, 2015).

Figure 1. Count of Active Listings by Year and Month (MFRMLS, 2015)

Figure 2. Venice Residential Sales by Month for Past 5 Years (MFRMLS, 2015)

Figure 3. Venice Residential Average Sales Price by Month for Past 5 Years (MFRMLS, 2015)

The proportion of residents over 65 is projected to grow to about 40% by the year 2030 (SCPS, 2012), as the last of the Baby Boomer generation reaches retirement age.  The population is anticipated and planned to grow with other age categories as well (SCPS, 2012).  The resident population of Sarasota County is estimated at about 390,000 for 2014 with an additional winter seasonal population of 100,000 (SCPS, 2015).  Sarasota County Planning Services [SCPS] says that the population is growing at less than 1% currently, or about 5 new residents per day (SCPS, 2015, p. 2).  However, that rate is expected to increase dramatically over the next decade, with an anticipated average of 2,000 new housing units added per year to accommodate the growth (SCPS, 2015).  Permits for new residential units reached 1,196 in 2014, up over 382% since the low figure in 2009 (SCPS, 2015).  SCPS also reports that two-thirds of the growth that was seen for the county during 2011 through 2013 was in South County (SCPS, 2015, p. 2), which is predominantly comprised of the area targeted in the scope of this review.

Final Commentary

Venice, Florida, is a growing resort-style, coastal area popular for retirement living.  With Baby Boomers reaching retirement age in greater volume, and many finally seeing their retirement funds recovered from the downturn, the housing market demand is escalating for the area.  This is clearly shown by the data.  Increases in new home construction and increases in sales volumes indicate an rising demand and sales prices, while the number of active listings has been on a downward trend over the past 5 years (MFRMLS, 2015).  The local Neighborhood Development Services Department recently received 42 applications for new home permits in the target area from just one builder in one single day (City of North Port, 2015, p. 4).   In the consecutive 8 months through June 2015, that same department issued a total of 528 residential building permits (City of North Port, 2015, p. 4). The local real estate market for Venice, Florida, is certainly taking off, and the future outlook suggests that a home purchase in the area may be a very good option from a personal investment perspective. If you are considering a home here, act sooner rather than later due to rising home values.

Please, check out my website, and contact me for more information!

Look forward to hearing from you!

Ali

References

Bureau of Economic and Business Research. (2014). Florida estimates of population 2014: April 1, 2014. Retrieved from University of Florida, Bureau of Economic and Business Research: http://www.edr.state.fl.us/Content/population-demographics/data/PopulationEstimates2014.pdf

City of North Port. (2015, Summer). North Port grows in rooftops and businesses. North Port Currents.

McLaughlin, R. (2015, August 25). America’s fastest moving markets finally slowing down [Blog post]. Retrieved from http://www.trulia.com/trends/2015/08/fast-moving-markets-aug2015/

My Florida Regional MLS.  (2014).  Stats: Historical sales volumes [Data file].  Retrieved from http://www.mfrmls.com

My Florida Regional MLS [MFRMLS]. (2015). Stats: Venice home sales by year, with financing filter of cash and not cash [Data file]. Retrieved June 23, 2015, from http://mfr.mlsmatrix.com/

Sarasota County Planning Services. (2012, July). How are we aging? Retrieved from https://www.scgov.net/PlanningServices/Demographic%20Profiles/How%20are%20we%20aging.pdf

Sarasota County Planning Services. (2015). Demographic trends: Developer’s roundtable. Retrieved from https://www.scgov.net/PlanningServices/Demographic%20Presentations/Demographic%20Trends%20-%20Developers’%20Roundtable%20Jan%202015.pdf

Sarasota County Property Appraiser. (2015, August 1). Property search: Advanced search [Data file]. : .

State & county Quick Facts: Sarasota County, Florida. (2013). Retrieved from http://quickfacts.census.gov/qfd/states/12/12115.html

U.S. Census Bureau. (2010). DP05, ACS demographic and housing estimates: 2009-2013 American Community Survey 5-year estimates [Data]. Retrieved from http://factfinder.census.gov/faces/nav/jsf/pages/community_facts.xhtml#none

U.S. Census Bureau. (n.d.). State & county quick facts: Sarasota, FL [Data table]. Retrieved from http://quickfacts.census.gov

If you are considering purchasing a home in this community, I can assist you. My services and extensive resources are of no cost to you, and in most instances, I am able to save home buyers some money.  I do not work for any of the wonderful builders in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction also serves to fund these resources to keep them available for you and others on an ongoing basis.

Aileen “Ali” Johnston, MHA, MBA in Real Estate

Realtor®, Hoover Realty LLC

Mobile: 941-539-5771

WVID Blogspot

Gran Paradiso Blogspot

NewHomeVenice.com

My West Villages Site

My Gran Paradiso Site

My IslandWalk Site

North Port Area Chamber of Commerce Business After Hours 10/13/2015

http://wvidfl.blogspot.com/2015/10/north-port-chamber-of-commerce-business.html

See more pictures at the link above

The North Port Area Chamber of Commerce held a Business-After-Hours meeting last night at Thomas Ranch hosted by Mattamy Homes. It was a fantastic time with bluegrass music, fresh food from the ranch and other local businesses, prizes, and (of course) conversations amongst the more than 125 attendees.

I would like to give a BIG thank you to the North Port Chamber, The Ranch, and Mattamy Homes for the great time. Especially, though, I need to thank Doctor’s Choice Physical Therapy for the wonderful gift box with mugs, coffee, and some other great kitchen items!

Thank you, Trish Hathaway and Doctor’s Choice Physical Therapy!

There was also amusing fundraising activities to benefit the Suncoast Humane Society. Pictures were taken on a green screen and the new young colts were inserted into pictures to take home. The other was a raffle to name the colts. Naturally, I entered “Dwayne” and “Allen” (alphabetically the first on the Colts roster).

Me and hubby with the horses

Lovely ladies from Suncoast Humane Society

But, what you would really like to know is what is planned for the new West Villages communities and commercial center…it is EXCITING, to say the very least. The first community is expected to begin sales next spring, and the commercial center is planned around a giant, man-made pool/pond for swimming, kayaking, or canoeing. They are currently in discussions with commercial developers for who gets the job. A timeframe for construction will probably be available after the developer selection is made.

Here are the pictures I took of the planned development…

The Commercial Center concept plan

Close-up of multi-activity pool and resort hotel

The Preserve at the West Villages

West Villages map

The Renaissance at the West Villages

I just can’t wait! It looks absolutely fabulous.

If you are considering purchasing a home in this community, please let me assist you. My services and extensive resources are of no cost to you, and in most instances, I am able to save home buyers some money.  I do not work for any of the wonderful builders in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves also to fund these resources to keep them available for you and others on an ongoing basis.

Please, check out my website, and contact me for more information!

Look forward to hearing from you!

Ali

Aileen “Ali” Johnston, MHA, MBA in Real Estate

Realtor®, Hoover Realty LLC

Mobile: 941-539-5771

WVID Blogspot

Gran Paradiso Blogspot

NewHomeVenice.com

My West Villages Site

My Gran Paradiso Site

My IslandWalk Site

Golf Homes of Venice

Gran Paradiso: West Villages Improvement District WVID meeting Aug 2015

We got back from a trip to Alaska and Vancouver, Canada, recently. All I can say is that it was incredible!

Now, I notice that I did not blog about the last meeting of the WVID supervisory board. Sorry about that! There are a bunch of odds and ends worth a quick mention, and I will blog about them as soon as I have a chance, but there was nothing critical that I can recall.

Most importantly, it was the annual budget meeting. The budget was supposed to be finalized for voting on the next meeting of 9/22/15, but there are not enough supervisors available to attend on that date. The meeting is to be on 10/13/15, a Tuesday at 11am in North Port City Hall building. I will post a picture of the proposed next assessments compared to last year’s figures.

If you are considering purchasing a home in this community, please let me assist you. My services and extensive resources are of no cost to you, and in most instances, I am able to save home buyers some money.  I do not work for any of the wonderful builders in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves also to fund these resources to keep them available for you and others on an ongoing basis.

Please, check out my website, and contact me for more information!

Look forward to hearing from you!

Ali

Aileen “Ali” Johnston, MHA

(currently working on an MBA in Real Estate)

Realtor®, Hoover Realty LLC

Mobile: 941-539-5771

WVID Blogspot

Gran Paradiso Blogspot

NewHomeVenice.com

My West Villages Site

My Gran Paradiso Site

My IslandWalk Site

Golf Homes of Venice

Southwest Florida Living: Wildlife – Sandhill Cranes

From: http://wvidfl.blogspot.com/2015/04/southwest-florida-living-wildlife.html

Sandhill cranes in Gran Paradiso at the West Villages

I just love Florida, especially in the spring! The sandhill cranes absolutely fascinate me. These birds are so majestic, and their offspring seen this time of year are incredibly awkward and adorable. This region is so rich with amazing wildlife, I thought I would share a little about one of my favorites. The picture was taken recently in the community of Gran Paradiso, and the information to follow about these lovely creatures comes straight from the Florida Fish & Wildlife Conservation site.

One thing of great importance to remember with Florida wildlife, really typical of anywhere, is to remember not to feed them. With alligators, it is of particular priority so that they do not associate humans with food. Feeding them becomes life-threatening to both them and their human neighbors. Likewise, cranes being fed by humans become aggressive to people.

Living with Sandhill Cranes from myfwc.com:

Sandhill cranes are cherished members of the Florida ecosystem. They stand almost 4 feet tall and their bugling or rattling calls are haunting and beautiful. Sandhill cranes occur in pastures, open prairies and freshwater wetlands in peninsular Florida from the Everglades to the Okefenokee Swamp.

Florida sandhill cranes are present in many urban areas and some unlikely places such as golf courses, airports and suburban subdivisions. This is probably due in part to the rapid development of their native habitat by humans. Cranes are probably attracted by the open setting (mowed grass) and availability of some foods (acorns, earthworms, mole crickets, turf grubs).

People inadvertently put them in harms way when they attract these birds to their yards with feed. Some “feeding” is accidental such as when bird seed is spilled from feeders by other animals onto the ground below making a nice feeding station for cranes. But, some people deliberately feed sandhill cranes. In 2002, the Florida Fish and Wildlife Conservation Commission made it illegal to feed sandhill cranes (Florida Fish and Wildlife Code 68A-4.00(3)).

Why is feeding cranes prohibited?

Cranes fed by humans can become aggressive toward people. In several instances, children have been attacked by cranes. Cranes fed by humans also have been known to damage window screens and do other property damage. This behavior is probably a response of the birds to seeing their reflection, bringing out a territorial defense behavior (scratching at windows or shiny automobiles). Cranes also are more likely to tangle in human garbage in areas populated by people. Cranes are more likely to crash into power lines in urban areas where such aerial hazards are concentrated. Cranes attracted to people’s yards for feed are put at risk as they walk across roads. Many sandhill cranes are killed each year on Florida roads (see photo). Attracting cranes to urban areas increases the threat of predation (especially to young cranes) by dogs or cats. Further, the cranes’ diets, which normally are quite diverse, are disrupted when they eat one food item (such as corn), consistently. Heavy pesticide use in urban lawns also is of concern. Young sandhill cranes have died from pesticide poisoning.

Conclusion

It’s never a good idea to feed wildlife. People inadvertently put cranes in harms way when they attract these birds to their yards with feed. Florida sandhill cranes have an abundance of natural foods (insects and small animals) and they do not need handouts from humans. There are many reasons why cranes should not be intentionally fed by humans. For the good of the cranes, please do not feed them.

Four things you can do to better coexist in “Crane Country”

Never feed cranes and encourage your neighbors not to feed cranes. Cranes are less likely to inhabit urban areas if easy meals are not provided.

Cover or move automobiles so that cranes cannot see their reflections in the shiny surfaces. Windows or glass doors that the cranes attack can be temporarily covered with material so that the birds do not see their reflections.

Temporarily cover windows or screens. A string mounted on stakes about 2.5 feet off the ground will provide an exclusion “fence” around the parts of homes (window or pool screens) that are being damaged by cranes.

Accept some digging for food. Cranes sometimes damage lawns and gardens as they dig for food such as mole crickets and beetle grubs. The birds, in this case, provide natural “biological control” of these common pests of turf.

About the sandhill crane from myfwc.com:

Sandhill Crane: Grus canadensis

Appearance:

Sandhill cranes (Grus canadensis) are long-legged, long-necked, gray, heron-like birds with a patch of bald, red skin on top of their head. Cranes fly with necks outstretched like geese, whereas herons fly with necks tucked in on their backs. For positive identification, look for reddish skin on top of the crane’s head.

Habitat:

Two subspecies of sandhill crane occur in Florida.  The Florida sandhill crane (G. c. pratensis), numbering 4,000 to 5,000, is a non-migratory year-round breeding resident.  They are joined every winter by 25,000 migratory greater sandhill cranes (G. c. tabida), the larger of the two subspecies. The greater sandhill crane winters in Florida but nests in the Great Lakes region. Sandhill cranes nest during late winter and spring on mats of vegetation about two feet in diameter and in shallow water.

Behavior:

Two eggs are normally laid. Cranes are monogamous breeders. Within 24 hours of hatching, the young are capable of following their parents away from the nest. Together, they forage for seeds and roots, crop plants such as corn and peanuts, insects, snakes, frogs and occasionally young birds or small mammals.

Cranes are quite omnivorous  feeding on seeds, grain, berries, insects, earthworms, mice, small birds, snakes, lizards, frogs, crayfish, but do not “fish” like herons.

Resident sandhill cranes are usually seen in very small groups or pairs.  In November and December, however, large flocks of northern cranes move in, more than doubling the population in the state and then leave during March and April.  The sandhill crane is a close relative to the nearly extinct whooping crane, which is being reintroduced into the state. Young sandhills weigh about twelve pounds, males are larger than females, but external markings are identical. Cranes live to be older than most birds, some reaching 20 years old.

If you’d like more information on anything in particular, just let me know. Also, I would love any feedback on what you would like to see for future blog topics.

Please, comment or email me at: ali-johnston@live.com.

Thanks for reading and have a blessed day!

Ali

If you are considering purchasing a home in this community, please let me assist you. My services and extensive resources are of no cost to you, and in most instances, I am able to save home buyers some money.  I do not work for any of the wonderful builders in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves also to fund these resources to keep them available for you and others on an ongoing basis.

Please, check out my website, and contact me for more information!

Look forward to hearing from you!

Ali

Aileen “Ali” Johnston, MHA

(currently working on an MBA in Real Estate)

Realtor®, Hoover Realty LLC

Mobile: 941-539-5771

WVID WordPress Blog

WVID Blogspot

Gran Paradiso WordPress Blog

Gran Paradiso Blogspot

NewHomeVenice.com

My West Villages Site

My Gran Paradiso Site

My IslandWalk Site

Gran Paradiso Jet-Fueled Community Growth

As promised in the last blog, the intent here is to put into perspective the growth that Gran Paradiso is in fact experiencing. Last week, the total number of new homes sold/contracted, closed, and underway since reviving the community was 102 between the three builders. That means that an average of 20 new homes per month have begun, with 32 sold just last month. This may not sound like a lot when first considering it, but it actually is. If that average rate remained constant, the entire community would be built out in about 8 years. That alone is a reasonable-to-low timeframe to expect for a community of its size. But, when initially opening a new community, developers can also generally expect that it will take some time for the neighborhood to gain momentum and build both a positive reputation and public faith in its security. People are expected to be wary, considering risks of being the first, the mavericks, of new neighborhoods. Apparently, the solid reputation of Lennar and the steps the organization has taken to assure security in community growth and home values have jet-fueled momentum from the starting gate.

 

By comparison, the community across the street had a total of 187 single-family dwelling closings/sales for all of last year (according to public records). This would, at first, make it seem that Gran Paradiso would be matched and above-target (20+ per month = 240+ per year, not seasonally adjusted) with the lovely, and long-established, community just across the street. In that 187 number, though, are not just new homes. That number also includes resales and homes that were transferred into trust or “sold” to family members to put estates in order and such, as well as some properties that just otherwise transferred in name only. This shows how truly outstanding the FIRST few months of Gran Paradiso’s reopening for new home sales have actually been.

 

This year, the community across the street also introduced some smaller, and lower price, options to compete with the Gran Paradiso momentum. This includes a one-bedroom with one bath plan for about $165k without any upgrades or view. Honestly, I personally believe that it is an extremely rare individual whose needs are suited by this particular floorplan, but the ability to list a lower starting price does draw in some potential customer attention. Think about this though, that developer is reducing potential new home size, price, and value to remain competitive. That by default can also over time negatively influence the values of the existing homes across the community as a whole. By contrast, Lennar is nearly sold-out of lots on the entire street it opened as designated for their Estate series homes. Additionally, Lennar made available Sam Rodgers and Arthur Rutenberg luxury homes as options within the Gran Paradiso gated community. Arthur Rutenberg Homes currently has some new orders for near million-dollar, tailor made residences to fit alongside the custom homes that were already built in the community prior to the downturn. This extravagant, deluxe segment of the neighborhood only helps to bolster and increase home values for everyone throughout the entire community in the long-term.

 

The point is, if this is just the beginning, and Gran Paradiso has more traction and momentum yet to gain (as would be the typical pattern for a new community), one can only imagine what the next couple of years have in store. It also means that as more people buy in and see the value, the more that new home prices will be raised. Another incremental price increase was put into effect last week. It is all too likely that there are more looming in the near future, particularly once ground is broken for a community pool. The community outlook is more than just good, and if you are considering a home in this community, there will be no better time than now.

 

 

 

 

 

 

If you are considering purchasing a home in this community, please let me assist you. My services and resources are of no cost to you, and in most instances, I am able to save home buyers some money. I do not work for any of the three wonderful builders in Gran Paradiso. My services and information (including the resources provided at http://www.GranParadisoVillage.com) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves to fund these resources to keep them available for you and others on an ongoing basis.

 

Please, check out my website, and contact me for more information!

Look forward to hearing from you!

Ali

 

Aileen “Ali” Johnston, MHA

Realtor®, Hoover Realty

Mobile: 941-539-5771

A Gran Paradiso Clubhouse Design Plan

Gran Paradiso / WVID Resident Supervisor Seat Candidacy and Election

 

Previous blogs have mentioned that one of the seats of the West Villages Improvement District [WVID] board of supervisors was determined to be an elected position from among district resident candidates. Well, information has been finalized and posted regarding the qualifying period, election date, and official location for voting.

The qualifying period for candidates for the Seat No. 5 qualified elector office of Supervisor of the WVID begins at noon on April 14, 2014, and ends at noon on April 18, 2014. Candidates must qualify for this office of Supervisor with the Sarasota County Supervisor of Elections located at The Terrace Building, 101 S. Washington Boulevard, Sarasota, Florida.

Voting will occur on June 24, 2014, at the Islandwalk clubhouse (address and times below).

For additional information about the process and/or to become a qualified candidate, please review the document links, website links, and information below.

– Notice of Qualifying Period

– Qualified Elector Election Procedures

– Memorandum on Referendum Procedure

– Presentation of Urban Area Map – Section 189.4051, Florida Statutes

 

Sarasota County Supervisor of Elections website

 

West Villages Improvement District board website:

The West Villages Improvement District was created by Special Act of the Florida Legislature pursuant to and under Florida Statutes Chapter 189 Special Purpose Local Government Act to assure timely, cost-effective, and high-quality design and implementation of infrastructure for the District located in City of North Port in Sarasota County.

WVID is a limited, single and specialized purpose Local Government whose purpose is to provide infrastructure, including community development systems, facilities, services, projects, and improvements to the District. The area governed by the District is approximately 8000 acres.

A five-person Board of Supervisors governs the District and members must be United States citizens. In addition to the general powers that allow the Board to conduct its work, its Special Powers include: provision for utilities, maintenance, construction and waste collection. The District may borrow money, issue bonds, and levy taxes and/or special assessments, user fees and charges.

2014 Election Info:

Date: June 24, 2014

Time:  8:00 a.m. – 11:00 a.m.

Location: Islandwalk Clubhouse, 13605 Tantinto Blvd., Venice, FL 34293

 

 

 

 

If you are considering purchasing a home in this community, please let me assist you. My services and resources are of no cost to you, and in most instances, I am able to save home buyers some money. I do not work for any of the three wonderful builders in Gran Paradiso. My services and information (including the resources provided at http://www.GranParadisoVillage.com) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves to fund these resources to keep them available for you and others on an ongoing basis.

Please, check out my website, and contact me for more information!

Look forward to hearing from you!

Ali

 

Aileen “Ali” Johnston, MHA

Realtor®, Hoover Realty

Mobile: 941-539-5771

 

Gran Paradiso Clubhouse Furniture

Furniture has been delivered for the clubhouse in Gran Paradiso, and it is truly exceptional! The few pictures here taken from my phone surely do not provide but a fraction of the grandeur and luxurious quality of the structure, design, and decor installed. Words cannot even do it justice properly. You will really just have to check it out for yourself.

 

 

 

As always, if you are considering a home in this community, please let me assist you. My services and resources are of no cost to you, and in most instances, I am able to save home buyers some money. I do not work for any of the three wonderful builders in Gran Paradiso. My services and information (including the resources provided at www.GranParadisoVillage.com) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves to fund these resources to keep them available for you and others on an ongoing basis.

 

Please, check out my website, and contact me for more information!

Look forward to hearing from you!

Ali

 

Aileen “Ali” Johnston, MHA

Realtor®, Hoover Realty

Mobile: 941-539-5771

 

 

email: ali@granparadisovillage.com

Gran Paradiso Builders: Custom, Packages, and Everything’s Included

The three builders offering home products in Gran Paradiso at the West Villages (Arthur Rutenberg, Sam Rodgers, and Lennar) each work a little differently in terms of pricing and customization. Which to choose would depend on both your budget and some particular personal preferences. There are definitely specific benefits attributable to each of the builder’s system of offerings.

Arthur Rutenberg Homes, for instance, is entirely custom. It is what most people would associate with luxury new-home construction. There is a base price according to plan, a price for each particular lot, plan options, and then you choose all of your features from the design center. The sky is the limit for personalization of an exclusive Rutenberg domocile. This is, at least in part, why these homes are also at the highest price-point in the community.

Sam Rodgers Properties follows a popular trend in the new construction industry. They make the ultimate cost more predictable, while still offering many selections, through offering upgrades according to packaged levels. There is a separate lot premium and some plan variation options that you can choose, but each plan has three potential prices with the selected level upgrades. They call their categorized upgrades silver, gold, and platinum packages. It reduces likelihood of pricing surprises, yet it allows for much individual personalization.

Lennar calls their system “Everything’s Included.” There is a lot premium, a plan price, and just a couple of choices to make. There are no upgrades. Features and fixtures have been chosen already by Lennar’s designers to have widespread appeal and to help ensure the highest market value is retained in their product. They do actually have three features packages, but each package is associated with a specific product line. The Villas and Executive category homes get the Aviano Series inclusions, the Manor homes are upgraded to the Celano Series inclusions, and the Estate homes include the Diamante Series of fixtures and appliances. The are only a couple possible choices to be made on each plan. Tile flooring throughout is an upgrade option available, some plans have an extended lanai option, and whether or not to purchase the home with a pool or pool with spa are options you will find with Lennar. All personalization is left to the homeowners after closing. The real benefit of this system is that Lennar is able to reduce costs and pass savings on to the buyer. Many people do also find the process less stressful as a result of reduced decision-making and set pricing as well.

Whichever builder’s approach and plan is right for you, if you are considering a home in this community, please let me assist you. My services and resources are of no cost to you, and in most instances, I am able to save home buyers some money. I do not work for any of the three wonderful builders in Gran Paradiso. My services and information (including the resources provided at www.GranParadisoVillage.com) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves to fund these resources to keep them available for you and others on an ongoing basis.

Please, check out my website, and contact me for more information!

Look forward to hearing from you!

Ali

 

Aileen “Ali” Johnston, MHA

Realtor®, Hoover Realty

Mobile: 941-539-5771

 

email: ali@granparadisovillage.com

Gran Paradiso Updates March 10, 2014

– Breaking ground for the resort-style community pool is currently awaiting permitting, but the clubhouse in Gran Paradiso is definitely nearing culmination. Stone flooring and carpeting are installed, and the stone floors are really just beautiful. So, it seems that finishing touches and some furnishings are all that remain for completion.

– The Arthur Rutenberg Homes model (Messina plan) has also come a long way. Interior framing is in progress, and the roof trusses went up last week. Though there is still a substantial amount of work to be done before completion, it is already obvious that this will be a stunning structure once production has concluded.

– Word has definitely gotten out about the outlook and worth of this exceptional community. Prices and values are both on the rise. Lennar’s third price increase since opening went into effect today, and there are undoubtedly more coming in the foreseeable future. The pre-construction, extreme discount pricing is systematically being phased out. This is particularly true of their Estate product line. They have sold over 60 homes now (from all product lines) and are quickly running out of estate-sized lots in their first phase development area. Lennar will not at this time specify a timeline for when the second-phase area of lots will be released. They build out entire sections at a time to minimize span of disruption from construction to their homeowners. I can tell you, though, that interest has already been expressed by buyers to be put on a waiting list for phase two lake view estate lots when they too become available.

Check out my website, and feel free to call me for more information!

***Also to point out, I do not work for Lennar, Sam Rodgers, or Arthur Rutenberg. My real estate services and the information that I provide, including the website GranParadisoVillage.com, are independent of these developers. If you are considering a home in this community, please, let me assist you. My services and resources do not cost you, and in most instances, I am able to save home buyers some money.

 

Sam Rodgers Properties and Arthur Rutenberg Homes Models

 

As mentioned in the previous post, the community center in Gran Paradiso is well underway and possibly nearing completion. As of Saturday, touring was somewhat limited as the stone floors were being installed. Quick work was being made of the project, though, so any limitations are not likely to last for long. The furnishings are anticipated to arrive in mid-March, and the pool is expected to be completed by the end of the year.

 

 

 

The truly exciting news for today, however, is that both Arthur Rutenberg Homes and Sam Rodgers Properties have broken ground on their models in the Gran Paradiso development. Sam Rodgers is offering five plans within the community, ranging from $362k to $530k, and the various Arthur Rutenberg plans range from $400k to just under the $1m mark. The Arthur Rutenberg model is to be sold with lease-back terms costing somewhere in the $600k’s to $700k’s range, but the exact figure has not yet been finalized. Likely, the Sam Rodgers models will be listed in the same manner, with specifics determined when they are in later stages of production.

 

 

 

The floorplans for the models, of course, have already been determined. There will be two Sam Rodgers models and one Arthur Rutenberg. The Arthur Rutenberg is a one-story, three-bedroom plan with a den and bonus room, called the Messina. The Sam Rogers models are the the Bellisimo, which is a single-story home with three bedrooms and two full baths, and the Riviera II, which is a two-story four bedroom with four full baths and a bonus room. All three of the models are stunning open plans with exquisite architectural detailing, grand master suites, and three car garages. These are elegant homes in a luxury, resort-style community located in one of the best places to retire, according to Forbes (Forbes top 25 places to retire in 2014) and MSN Money (Money.MSN.com Ten of the Best U.S. Cities for Retirement 2014). I, myself, am exceptionally anxious to view these models in person once the construction and design teams have worked their magic on them.

 

 

 

 

 

 

 

Check out my website, and feel free to call me for more information!

 

 

Check out my website, and feel free to call me for more information!