South Florida Real Estate Update
Fort Lauderdale Condo Market: From Crisis to Opportunity
In recent years, the Fort Lauderdale condo market has faced a wave of uncertainty. Discussions of building repair projects, special assessments, and rising costs have created hesitation among buyers. But when the dust settles, a new reality will emerge. Today market is filled with incredible opportunities for those ready to invest in high-quality buildings that will come through this crisis in better shape, better financial condition standing strong in locations that have always been considered the finest of South Florida’s Real Estate market.
While some buildings face growing pains, others—like The Tides at Bridgeside Square—are standing strong as proven favorites, offering a combination of stability, luxury, and location that buyers can count on. There is a project ahead and the building estimates there will be work done over the next three years. Let’s however bring some attention to some facts that make the downturn in sale prices at the Tides at Bridgeside a buying opportunity that may soon be forgotten.
The Tides at Bridgeside Square was built in 2002 and converted to a condo is 2004. At 25 years old the building is required to have completed its engineering study. Due in 2027 the study has already been completed, and all the work is currently heading out for bidding. Not only is the building being proactive, but once the work is complete the Tides at Bridgeside will still be a newer building (by South Florida Standards) one that was built with sprinklers and stands in one of the best beach area locations in town. With the work behind it owners that purchase today can be assured that they will own in a fully renovated building. The work will be paid for via a loan, special assessments or a combination of both. With the buildings reserve currently over $3.0 million dollars it is clear that the building to date has been well managed. What has changed as of late is a reserve study and engineering reports that called for much more aggressive funding. With only guestimates available today lower prices persist helping buyers to plan of funding what is yet unknown but on the horizon.
The Tides at Bridgeside Square if not alone in facing the future with an aggressive plan that will serve it well in future. Vantage View, Berkley South and numerous other area buildings are all at different stages of satisfying the requirements of Florida New Condo Laws. If you are thinking about buying a Fort Lauderdale Condo now is a great time to do so as long as you and your realtor know the right questions to ask and how to value your purchase accordingly.
The Value of Buying New Construction in South Florida: Lower Insurance Costs and More
When it comes to purchasing a home in the Fort Lauderdale Area of South Florida, buyers often weigh the advantages of buying new construction versus an older property. While there are many factors to consider, one of the most compelling reasons to opt for new construction is the significant savings on insurance costs. Here’s why buying a brand-new home can be a smart financial move compared to purchasing an older home in this region.
Insurance Savings: A Game Changer in South Florida
The Fort Lauderdale area South Florida is known for its beautiful beaches, vibrant culture, and—unfortunately—its susceptibility to hurricanes and severe weather. These risks play a major role in determining the cost of homeowners insurance. Older homes often have outdated construction methods, less resilient materials, and older roofing systems that make them more vulnerable to storm damage. Consequently, insurers charge higher premiums to cover the increased risk.
In contrast, new construction homes are built to meet the latest building codes, which have been designed to withstand South Florida’s challenging weather conditions. Features such as impact-resistant windows, reinforced roofs, and advanced drainage systems make these homes more resilient to hurricanes and heavy rains. Insurers recognize this lower risk and reward homeowners with substantially lower premiums. Recently it has been reported that the average homeowner is paying over $10,000 a year in insurance cost. In the brand-new Pulte Community of Oak Tree we are hearing insurance bills less than $3000. New construction may cost more to buy but just think how much mortgage $7000 a year will service. Looking for a great new construction we have got the home for you at Oak Tree in Oakland Park.
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Building Codes Matter
Florida’s building codes underwent significant updates after Hurricane Andrew in 1992. These updates introduced stricter standards for wind resistance, roofing, and structural integrity. Homes built under these newer codes are not only safer but also far more appealing to insurance companies. If you buy an older home that hasn’t been updated to meet these standards, you could face higher premiums and potentially costly upgrades to bring the home up to code.
Additional Financial Benefits of New Construction
- Energy Efficiency: New homes often feature energy-efficient appliances, windows, and insulation. These upgrades can save you money on utility bills every month, further increasing the long-term affordability of the home.
- Warranty Coverage: Many new construction homes come with builder warranties that cover repairs and defects for several years. This can save you thousands of dollars compared to an older home that may require immediate repairs or renovations.
- Modern Amenities: New homes are often designed with modern layouts, smart home technology, and other features that enhance daily living. These conveniences can add significant value and make your home more enjoyable to live in.
Older Homes: Charm, But at a Cost
Older homes in South Florida can be undeniably charming, with unique architectural details and established neighborhoods. However, they often come with hidden costs. In addition to higher insurance premiums, buyers of older homes may face:
- Outdated plumbing and electrical systems
- Higher maintenance and repair costs
- Potential mold or termite issues, which can be common in South Florida’s humid climate
These factors can quickly add up, making the initially lower purchase price of an older home less appealing over time. For this and numerous other reasons Oak Tree in Oakland Park Florida by Pulte has just about sold out.
Making the Right Choice for Your Future
Buying a home is one of the most significant investments you’ll ever make, and it’s essential to consider both immediate and long-term costs. While new construction homes may come with a slightly higher price tag upfront, the savings on insurance, energy bills, and maintenance can make them a more economical choice in the long run. Plus, you’ll enjoy the peace of mind that comes with knowing your home is built to the highest safety standards.
If you’re considering a move to South Florida, take a close look at the benefits of new construction. Lower insurance costs alone could save you thousands of dollars every year, making it a smart choice for your budget and your future. With land in short supply, finding new construction is a challenge but the Eric Milelr Group of eXp Realty LLC is always here to help.
Florida Condo Owners in Possibly Overblown Panic Mode
The Impact of Florida’s Structural Integrity Reserve Study (SIRS) on Condo Buyers, Sellers, and Mortgage Financing
The introduction of the Structural Integrity Reserve Study (SIRS) in Florida marks a significant shift in the state’s real estate landscape, particularly for condominium buyers, sellers, and those seeking mortgage financing. This new requirement aims to enhance the safety and financial stability of condo buildings, but it also brings about several implications for all parties involved that were not planned for and sincerely have may have created more disasters for South Florida condos than anyone thought of. The law has been a windfall for engineers doing the SIRS studies and companies providing repairs to these larger buildings. The governor and state legislature are very aware of the problems they have created but solutions and cooperation don’t seem to be anywhere on the horizon.
Condo Buyers
1. Increased Transparency and Informed Decisions: The SIRS provides detailed insights into the structural health and future maintenance needs of a condo building. Buyers now have access to comprehensive reports that outline the expected lifespan of major components like roofs, plumbing, and electrical systems. This transparency helps buyers make informed decisions and avoid unexpected repair costs down the line. In some properties access to these reports have been slow in coming but condo boards are realizing they must comply.
2. Financial Preparedness: With the SIRS, buyers can better understand the true cost of ownership. The study includes a funding plan that specifies how much money needs to be set aside annually for future repairs. This can impact a buyer’s budget and their ability to secure financing, as lenders will scrutinize these reports to ensure the building is financially sound. When a property releases the SIRS study (required 45 days after they complete it ) if no plan is in place to deal with the recommendations the individual unit may become hard to finance.
Condo Sellers
1. Disclosure Requirements: Sellers are now required to provide potential buyers with copies of the SIRS before closing a sale. This means sellers must be proactive in obtaining and understanding these reports. Failure to disclose this information can delay or even prevent the sale.
2. Impact on Property Values: The findings of the SIRS can significantly influence property values. If the study reveals substantial future repair costs, it may lead to lower offers from buyers. Conversely, a healthy reserve fund and a well-maintained building can justify higher asking prices.
Just like when you buy or sell a single-family home these reports are for both parties to make educated decisions. When inspection reports are done the person doing the report usually gives a price for items mentioned needing attention. In many cases these numbers are set to make sure the person writing the report does not create liability for themselves by under estimating the repair. These numbers need to be looked at as a guide. A blueprint for your future ownership of the property.
Mortgage Financing
1. Stricter Lending Criteria: Lenders will closely examine the SIRS to assess the financial health of the condo association. Adequate reserves and a clear plan for future repairs are crucial for loan approval. Buildings with insufficient reserves or significant upcoming repairs may struggle to secure financing, affecting both buyers and sellers. A clear path to correcting an issues that arise is the best way for a building to convince buyers, sellers and lenders that the building is well managed.
2. Insurance Considerations: Non-compliance with SIRS requirements can also impact insurance. Lenders and insurers may be hesitant to provide coverage for buildings that do not meet the new standards, further complicating the financing process. In addition, insurance companies may notify buildings that they will not be renewed if certain work is not completed by a specified date this can make the repairs more costly and is far from ideal.
Conclusion
The implementation of the SIRS in Florida is a proactive step towards ensuring the safety and longevity of condominium buildings, even though the implementation may have come with many flaws that weren’t planned for. While it introduces new challenges for buyers, sellers, and lenders, it ultimately promotes a more transparent real estate market. By understanding and adapting to these changes, all parties can navigate the condo market more effectively and make more informed decisions. We do expect and hope that there will be additional revisions to the law as the state receives feedback from condominiums all over the state as to the flaws in implementing the law. For the time being many condominiums will be facing financial pain as they work to get their buildings in order.
And then there’s the question How’s the market?
If you’re a seller of a Florida condo let’s simply say you should have sold it last year. Now you have a new reality to deal with. That being said your condo is totally saleable, but you need to gather all the facts. Access what the financial and lifestyle implications are for the property over the next few years and price accordingly. If you’re a buyer in the Florida condo market, welcome to a buyer’s market. More than ever you need an experienced realtor on your team to make sure you are totally aware of how the property you are buying will deal with Florida’s new condo laws.
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#FortLauderdaleCondos #CondoMarketFt Lauderdale #EricMillerRealtor #FortLauderdaleRealtor #JoineXpRealty
Plaza at Oceanside – Luxury Condos in Pompano Beach Florida
Discover the epitome of coastal living at the Plaza at Oceanside, 1 N Ocean Boulevard, Pompano Beach Florida 33062 where luxury meets convenience in Pompano Beach real estate. Coming to market soon represented by Eric Miller of eXp Realty Pompano, this Pompano Beach luxury condo redefines beach area living with unmatched value in the South Florida Condo market. Condo #905 of the Plaza at Oceanside raises the bar with spectacular upgrades throughout. In addition, this condo will be the only oceanside unit currently available at the property located at 1 N Ocean Boulevard, Pompano Beach Florida 33062 and will come to market at $1,225,000.
Eric Miller of eXp Realty Pompano, is proud to represent this Luxury Pompano Beach Condo, Built in 2009, the Plaza at Oceanside stands out with 186 residential units, each boasting high-end finishes and meticulous design. From the moment you step into the grand lobby, you’re enveloped in a sense of quality that sets this community apart.
1 North Ocean Boulevard – Plaza at Oceanside – Condo #905 offers 1656 square feet of living space which is a spacious two bedroom, 2 and a half bath unit larger than many of the two bedrooms in the area. With expansive ocean views the planned construction across the street will add to the panoramic skyline and ocean filled walls of glass. With incredible upgrades done including quartzite kitchen counters, new top of the line appliances, a new a/c system, new hot water heater and extensive new lighting. There is little to do but move into this incredible Pompano Beach Condo. Coming Soon, so call Eric Miller today to discuss being one of the first to see this incredible condo.
Plaza at Oceanside – Location is Everything
Situated just a block away from the pristine beaches of the Atlantic Ocean, residents enjoy breathtaking views of the ocean and Intracoastal. With private and semi-private high-speed elevators, accessing your residence is effortless.
Every detail in these condos reflects luxury living. From the high ceilings to the wide, expansive balconies, each feature is designed to enhance comfort and relaxation. The kitchen layout maximizes space and functionality, making cooking a pleasure.
But it’s the little details that truly elevate the experience. Stainless steel appliances, European custom cabinets, and granite countertops adorn the kitchens, while master suites boast spa-like bathrooms and oversized walk-in closets.
Plaza at Oceanside Amenities the finest of Pompano Beach Condos
The Plaza at Oceanside isn’t just about luxurious living spaces; it’s about community. Amenities like the News Cafe, indoor Golf Simulator, and world-class fitness center foster a sense of belonging among residents.
Outside, a resort-style heated infinity edge pool beckons, while Pompano Beach itself undergoes a revitalization, making it the heart of the Gold Coast. With over $50 million invested in its redevelopment, Pompano Beach is a city on the rise—a perfect place to call home.
Experience the luxury, elegance, and tranquility of oceanfront living at the Plaza at Oceanside. Your dream home awaits in this extraordinary community.
Fort Laudedale Waterfront Homes
Oakland Park Homes for Sale
SOLD -3951 NE 16th Terrace – Coral Heights – SOLD
Coral Heights is a East Fort Lauderdale neighborhood actually in the City of Oakland Park Florida. Coral Heights is an extremely convenient neighborhood just West of US 1 in Fort Lauderdale – sitting between Oakland Park Boulevard and Commercial Boulevard. Most of the community was built between 1940 and 1969 and consists of smaller two or three bedroom homes.
Dining Room Opens to Huge Front Courtyard
There are a few new constructions in the Coral Heights real estate market but there many more older beautifully renovated homes. The Western border of Coral Heights is the booming downtown area of Oakland Park where Dixie Highway hosts many new businesses and a new townhome community with prices close to $400,000. The new business life on its western border dramatically increases the walkability of the Coral Heights community, with many new bars, restaurants and coffee houses. Take a look at Yelp Oakland Park to support the businesses that anchor the City of Oakland Park.
3951 NE 16th Terrace – Waterfront – Pool – 4 Bedrooms – 3 Baths – Offered at $670,000
Tropical pool along Oakland Parks waterfront
Not your typical Coral Heights home for sale and we assure you, “You’re going to love it”. With over 2400 sq. feet this sprawling Coral Heights ranch sites on the waterfront. A beautifully secluded tropical waterfront garden and pool area featuring designer landscaping, a heated pool, along with dramatic nighttime lighting. The wide open areas of the home including a front courtyard, dining room, and living room are topped off by a brand new chefs kitchen perfect for entertaining, with its top of the line appliances. This property features gas from the street which takes care of the pool heater, stove and hot water heater. In South Florida gas service to many neighborhoods is not the norm. You can take your own tour of the home today with the incredible 3D Tour of 3951 NE 16th Terrace provided by the team at the Eric Miller Group of Keller Williams Fort Lauderdale or call today (954) 383-8170 to set up your private showing.
Just SOLD in Weston Hills Country Club
Homes for Sale in Weston Hills
Weston Hills is one of the finest single-family homes communities in Western Broward County located in Weston Florida. From the moment you reach the gate of Weston Hills you know you are in a fine community of single-family homes with management provided by the Castle Group. Weston Hills sits on two of Broward Counties finest championship golf courses, known as the Weston Hills Golf and Country Club. Membership in the country club is totally independent of home ownership but provides for a beautiful backdrop for this community. Large estate homes with well-manicured landscaping identify Weston Hills as one of the finest communities to live anywhere in Broward or Dade County. Weston Hills is easily accessible to I-75 and I-595, making it in great location for all that South Florida has of offer.
Dusk at 1708 Victoria Pointe Circle – Weston
1708 Victoria Pointe Circle Coming to Market Soon
The Eric Miller Group of Realtors, an award-winning team at Keller Williams Realty Professionals is proud to have been selected to market one of the finest homes for sale in Weston Hills. Ready to come to market shortly 1708 Victoria Pointe Circle, Weston Florida, this 5 Bedroom, 4 Bath homes with all new baths, and upgrades throughout will be coming to market just after the Thanksgiving holiday. With its extended covered patio, the beautiful water front pool makes this the home to see in Weston Hills. The upgraded kitchen includes new appliances including double ovens that have never been used. This home offered at $1,025,000 is ready for the new owner to move right in. Reach out to us today or call any local realtor and be one of the first to see this home we are ready to start showings. You can view the virtual tour of 1708 Victoria Pointe Circle today.
Weston Hills Country Club located nearby is home to two magnificent 18-hole golf courses. The courses were created by famous gold course designer, Robert Trent Jones, Jr. Weston Hills has been the proud host to the PGA Honda Classic (1992-1995), the Dan Marino Celebrity Invitational (1992-2001), the LPGA Chrysler Plymouth Tournament of Champions (1997) and continues to host of other events. In addition, the Country Club features tennis, fitness, swimming, and social facilities making it one of the
1708 Victoria Pointe Circle for Sale in Weston Hills
finest Country Clubs in South Florida.
Numerous communities comprise the Weston Hills Country Club Community area. Victoria Isle, Harbor View, Montclair, Oakbrook, Cypress, Courtside Homes, Lakewood, The Laurels, Legends, Eagle Watch, Edgewater, Mayfair, The Pointe, Princeton, Provence, Rivera, The Retreat, The Reserve, Poinciana, Jardin, Water Oak, Victoria Pointe, Victoria Isle, Royal Palm, Meadowood, Monterey, Hunter’s Pointe, Grand Oaks, and The Fairways.
Fort Lauderdale Oceanfront Condo – Lauderdale-by-the-Sea
5200 North Ocean Blvd, Sea Ranch Tower North
Looking back at the this amazing location in Fort Lauderdale Real Estate history and it is hard to find a more desirable unit for sale in the outstanding Lauderdale-by-the-Sea Co
ndo, of Sea Ranch Tower North. It is always said that the most important thing in purchasing real estate is location. When it come to a beach condominium location is a discussion of two things. The first is the location of the building the second is the location of the Oceanfront Condominium within the building. It takes most buyers a while to realize that the when looking at Zillow and Trulia the least expensive units for sale in beachfront buildings are usually on the wrong side of the building facing the parking lot or entrance of the building.
Rare South East Corner Beach Front – Just Listed
When you look at the Fort Lauderdale Multiple listing service to day , a huge majority for the Fort Lauderdale Beach Condos for Sale, and the Lauderdale-by-the-Sea Condos for sale are on low floors or simply have lesser views than most buyers, just starting out are expecting. This is not the case, of Unit 1514 at the recently renovated Sea Ranch Lakes North Condominium in Lauderdale-by-the-Sea. From the moment you walk into this beach front condominium ( one floor below the penthouse) you know you are in one of the Lauderdale by the Sea Condominiums with one of the most spectacular views in South Florida.
Updated Beach Front Condominium For Sale 
With all impact glass, beautiful wood floors, and an updated kitchen, including newer appliances and granite counter tops this Lauderdale-by-the-Sea condominium is ready for you to call home, as you add your personal touches. This home does have a built in washer and dryer in the unit. The entire property at Sea Ranch Lakes North has been receiving updates over the last few years. The pool area of the building has been completely redone, the property features a new oceanfront health club and community room which can be reserved for a private party. The team at Eric Miller and Associates is proud to be representing this incredible unit at Sea Ranch Lakes North. As we prepare the marketing to bring this Lauderdale-by-the-Sea condominium to market, we suggest that if you have been waiting for a high floor south east corner beachfront condominium, now is the time to call our office or your Realtor and make sure that as soon as the owners are ready to start showing you have the opportunity to be one of the first people to place your offer on this incredible Lauderdale-by-the-Sea Condominium. You can reach the team at Eric Miller and Associates, Keller Williams Fort Lauderdale at (954)383-8170 or via email at Eric@FortLauderdaleGroup.com – For additional area information you can visit our website at FortLauderdalegroup.com
Trump Fort Lauderdale – Now Conrad !
Trump Fort Lauderdale Opens – Not Really !
The long limousine stretch came down ocean drive in Fort Lauderdale this morning to crown the jewel of Fort Lauderdale Real-estate the new Trump Fort Lauderdale as it opens with much
From the Original Sale Brochure
anticipated fanfare. Fort Lauderdale Condo Buyers eagerly lined up to buy in the Trump Fort Lauderdale and placed large deposits a long time ago as they waiting the opportunity to own part of a Trump Property facing incredible Fort Lauderdale Beach. The Trump Fort Lauderdale is complete and open, Cheers to another real estate success story. Well…not so fast… that was just the paragraph that most people expected to see in approximately 2009 on the planned opening day of the Trump Fort Lauderdale. In truth that day never came, and in 2016 with a much brighter future ahead, most of the investor lawsuits are settled, the building still sits vacant as it awaits to become the Conrad of Fort Lauderdale now named after Conrad Hilton, and now with his name no longer licensed to this property Mr. Trump has tried to move on from Fort Lauderdale Beach Condos to a run for President of the United States.
Fort Lauderdale Condominium the Trump – Now the Conrad !
The very white, 24-story tower is soon to become a mix of a luxury hotel and Fort Lauderdale Condominiums. After “the building” as we will refer to it, being his name is no longer
No longer the Trump Fort Lauderdale !
associated with it, sat empty for all these years, having never opened, was sold to a new group of investors, a major renovation was planned. Some estimates have placed the renovation in excess of $100 million dollars. Many residents of Fort Lauderdale Beach were happy just to see work begin on this monument to the South Florida real estate crash that sat empty, with no name, for many years. Having received few rave reviews for its architecture, which was supposed to look like a cruise ship, in a city that already had the famous Sheraton Yankee Clipper, changes to the exterior were welcome. Soon it will open as the luxury Hilton brand and be known as the Conrad.
Opening Day Approaches for A Fort Lauderdale Condominium Landmark
As the property get closer to its long awaited grand opening, it was reported that two to of the final court cases against the person whose name was licensed to help sell the project. And whose name is no longer associated with the building, were settled in an appeals court decision, that basically said Mr. Trump has no liability in this project as he was not the developer and clearly indicated this in numerous sales documents. Simply, the people who lost their deposits and attempted to get their money back from the Trump organization, were not going to be able to do so, because if they had read the sales documents clearly they would have known that he was not the developer.
With all this behind the future Conrad Hilton, many in Fort Lauderdale, look forward to the grand opening of this major property on Fort Lauderdale Beach, and hopefully someday people will simply forget and not call this well remembered eyesore of Fort Lauderdale Condos the, T….P Fort Lauderdale!
Ft Laudedale Items of Interest
Fort Lauderdale Condo Market: From Crisis to Opportunity
In recent years, the Fort Lauderdale condo market has faced a wave of uncertainty. Discussions of building repair projects, special assessments, and rising costs have created hesitation among buyers. But when the dust settles, a new reality will emerge. Today market is filled with incredible opportunities for those ready to invest in high-quality buildings that will come through this crisis in better shape, better financial condition standing strong in locations that have always been considered the finest of South Florida’s Real Estate market.
While some buildings face growing pains, others—like The Tides at Bridgeside Square—are standing strong as proven favorites, offering a combination of stability, luxury, and location that buyers can count on. There is a project ahead and the building estimates there will be work done over the next three years. Let’s however bring some attention to some facts that make the downturn in sale prices at the Tides at Bridgeside a buying opportunity that may soon be forgotten.
The Tides at Bridgeside Square was built in 2002 and converted to a condo is 2004. At 25 years old the building is required to have completed its engineering study. Due in 2027 the study has already been completed, and all the work is currently heading out for bidding. Not only is the building being proactive, but once the work is complete the Tides at Bridgeside will still be a newer building (by South Florida Standards) one that was built with sprinklers and stands in one of the best beach area locations in town. With the work behind it owners that purchase today can be assured that they will own in a fully renovated building. The work will be paid for via a loan, special assessments or a combination of both. With the buildings reserve currently over $3.0 million dollars it is clear that the building to date has been well managed. What has changed as of late is a reserve study and engineering reports that called for much more aggressive funding. With only guestimates available today lower prices persist helping buyers to plan of funding what is yet unknown but on the horizon.
The Tides at Bridgeside Square if not alone in facing the future with an aggressive plan that will serve it well in future. Vantage View, Berkley South and numerous other area buildings are all at different stages of satisfying the requirements of Florida New Condo Laws. If you are thinking about buying a Fort Lauderdale Condo now is a great time to do so as long as you and your realtor know the right questions to ask and how to value your purchase accordingly.
