Thursday, February 11, 5pm-7pm
RSVP to Ed.Meeks@Lennar.com or James.Falbo@Lennar.com
Monday, February 8, 2016
Pre-Valentines Chocolate Fest by Lennar in Gran Paradiso
Thursday, February 11, 5pm-7pm
RSVP to Ed.Meeks@Lennar.com or James.Falbo@Lennar.com
Thursday, January 28, 2016
West Villages Improvement District Neighborhood Meeting, January 26, 2016
I know I promised a part 2
of the WVID Supervisory Board meeting, and I will post that, but I think that
the pressing thing on the minds of most reading this will be what was said at
the neighborhood meeting. So, I will say for now that the meeting on Tuesday
morning was only rather routine updates. I will write up a summary later, but
for now I'll move on to the Tuesday night neighborhood meeting.
I have not yet received a
summary or minutes in my email. This is all from my personal notes, so if I
missed anything or got confused on any item, I apologize...it moved rather
swiftly to cover a lot of ground and questions from those in attendance. And, I don't know shorthand for quick notes.
:/
Anyways, here's what I
got...
Mr. Marty Black gave the
presentation and answered questions, he is with Mattamy Homes / The Ranch Land
Partners and current Chairman of the Board of Supervisors for the West Villages
Improvement District. He introduced himself and the project, and described his extensive
and impressive background and experience. He ascribes to a John Nolen concept
of community planning, original designer for the City of Venice, where sense of
community and walkability are foundational.
West Villages Improvement
District, for a district that was nearly crushed by the economic downturn and
facing overwhelming cash shortfalls not that long ago, now has a healthy $2.8-3.5
million cash balance. It is made up of about 1/3 unincorporated Sarasota County
and 2/3 North Port. And good news, as some have questioned, they ARE intending
to keep the Venice address. That is not planned to change in the future.
There are 3 current
applications in for the updating of district planning: a comprehensive plan
amendment, an application for rezoning, and the Village District Pattern Plan.
There are 3 additional neighborhoods in the works now, as well as the
commercial center called Coastamar. One
of the neighborhoods will be a an age-restricted 55+ community, and all of them
are to have a different style than the existing two in place. The three communities are: The Preserve
(100-200 attached villas), The Renaissance (600 unit 55+), and The Oasis
(150-180 single-family). Permits are in hand for at least two, some clearing in
preparation began Monday, and they are expected to begin sales next season.
Low-income housing is not a part of planned development.
A land swap and purchase
occurred with Sarasota Memorial Health Care System. SMHCS intends to open
urgent care and medical offices in the district, likely in 3 to 5 years time,
due to the process of approvals necessary as it is a public entity. This land swap
will allow for SMHCS to co-locate and coordinate with the SCF nursing school.
The transaction left a section of property owned by the district not included
as part of the district boundaries. For consistency and other reasons, the
application has been made to make an update to include it. Also, for
consistency and such reasons, application for rezoning has been made to bring
the entire district under the North Port "Village" designation. This
zoning has heightened requirements over the current County zoning and will
ensure that there are not different sets of rules, or more lax criteria, for
one neighbor versus another.
A school for either k-8 or
k-12 is being planned to go forward, as is a 32-acre public park. One of the
first installations of the public park facility will be designated as a paw
park. This is an item that I know many will be very pleased to learn. The paw
park is expected to open in the next 9-12 months.
The primary purpose of the
meeting was in regard to the Coastamar commercial development project. The meeting is to be one of three
meetings for public information and comment at the different stages in the
process. The site analysis for the Coastamar project was shared. Public notice
was made regarding the meeting in the local newspaper and mailed to residences
within 1300 feet of the proposed project. It was asked if the back of
commercial business buildings would be seen over the wall or visible from that
part of the IslandWalk community, and the answer was 'no.'
The multi-activity pool
that was part of the original concept has been removed from the Coastamar plans
going forward, but a grocery store, restaurants, and a hotel remain in the
works. Drafts of design proposal, though, are slated for the next meeting in
the series about this. The focus of this meeting was set for preliminary
information sharing and gave an opportunity for community members to ask
questions.
As mentioned, the John
Nolen notion of community planning is a basis for much of the concept being
utilized. Mattamy sees the West Villages Improvement District projects as being
for the benefit of "grandchildren and great-grandchildren," a
long-term development over the course of decades, with electric cart paths and
walking trails, etc. Also of note, as far as they style and quality of livability
for the area, it was pointed out that inquiries by several fast food suppliers hoping
to establish locations in Coastamar have already been declined. Sembler, the
commercial development company selected for the joint venture, was chosen for
their quality and vision after interviewing 15 potential companies.
Construction is anticipated to begin in the year from now to have the first
tenants in 20-24 months.
Road planning was also
discussed. Traffic lights are anticipated to be at intervals along 41. The
community planning and commercial center was proactively designed, so that key
components are placed along Tamiami Trail where lights would be anticipated and
allowed. Manasota Beach Road is planned to be extended into the community for a
more direct route to the shore. However, this is probably 10 years or more from
completion. River Road widening has stalled due to inability for the County to
get State funding. The right of way has already been given to the County, but
funding to complete the work has not been obtained. Mattamy is currently in
talks to possibly begin this work and "jumpstart the process" that
way. It was suggested to contact State legislators to put the issue more
directly on their radar for funding.
Current source of water
for is North Port, and it travels around 7 miles before reaching us. Part of
the developer's obligation is to build a water and sewer plant to supply this
area. That will be located behind the cell tower off 41 and River Road and is
about 5 to 7 years out.
Several of the questions
asked were by current residents of the Lake Geraldine community and how this
development impacts them and some other nearby neighborhoods. As this blog is
intended to West Villages residents, I won't expand on those except to say that
anticipated impact is minimal. Also, it was asked if additional costs and
assessment would be levied on WVID community members as a result of all of this
new development. The answer was that issuing additional bonds to fund any
projects is not currently planned and has not been the topic of any WVID
supervisory board discussion.
I hope I covered
everything. Let me know if there are ever any specific questions I may answer
or get answered for you!
Thanks for reading,
Ali
If
you are considering purchasing a home, I can assist you. My services and
extensive resources are of no cost to you. I am even able to save home buyers
money...including additional cash incentives to new construction buyers which
even the builders' sales reps do not have access. I do not work for any of the wonderful
builders/developers 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.
Please, check out my Venice area website, and contact me for
more information!
Look
forward to hearing from you!
Ali
Ali
H. Johnston, MHA, MBA in Real Estate
Realtor®,
Lic. Broker #BK3284964
West
Villages Realty LLC
Mobile:
941-539-5771
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 even able to save home buyers money. I do not work for any of the wonderful
builders/developers 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 can provide you
with a wealth of information as well as saving you money.
Look
forward to hearing from you!
Ali
Ali
H. Johnston, MHA, MBA in Real Estate
Realtor®,
Lic. Broker #BK3284964
West
Villages Realty LLC
Mobile:
941-539-5771
Tuesday, January 26, 2016
West Villages Improvement District Supervisory Board Meeting, Jan. 26, 2016 - Part I
It
was a much livelier meeting of the West Villages Improvement District
Supervisory Board than it has been in past. I was really excited to see so many
more residents in attendance, with a particularly noticeable surge from those
in Gran Paradiso. Kudos! Great to see everyone. As a matter of fact, because of
the increase in turnout while having the meeting 'closer to home' there is
discussion of making that permanent, either meeting at one community center or
alternating between the two communities. Except that it was a little harder to
hear board members and others on the panel, I have to admit that it was really
nice not having to go so far into North Port to City Hall to attend.
There
were quite a few points of discussion and many questions from public members in
attendance, and I think I may have missed a couple while in conversations with
my neighbors; however, I will do my best to share all of the key items that I
was able to make notes about. But it is likely going to take me two or three
writing sessions to share all of the information. I will share the question and
answer session to start, as that is likely the more pressing information on the
minds of community members.
First,
after a quorum was established, the meeting was opened to public comment for
questions and requests of items to be added to the agenda. Those questions were
taken, and then Marty Black (Chairman) systematically answered in order what he
could. To follow is the summary points that I gleaned from that discussion:
- The first question
raised, and also brought up again later in the meeting, was regarding the
status of having a traffic light installed on 41 at the entrances of Gran
Paradiso and IslandWalk. It was said that the Board has voiced its concerns to
the City, State, and the developers regarding this issue, but has no way to
compel action on it. The developers are responsible for the installation, but
they cannot do so without the approval of the state DOT. The previous warrant
study conducted did not meet criteria for approval, and there essentially, is
where the holdup lies.
{On a side note, the FDOT website says that they respond
to public requests in this area..."The
District Traffic Operations Offices respond to written letters from the public,
civic organizations, businesses, etc. requesting the need for a traffic signal
to be installed or modified" (Website
Link). Maybe we should flood them with letters or a petition? Our DOT district
contact Information:
1. District
1 Secretary, Billy Hattaway, 801 N. Broadway Ave. , Bartow, FL 33830-3809, Phone:
(863) 519-2300
2. Public
Information Office, Bartow District Headquarters, 801 North Broadway Ave., Bartow,
FL 33830-3809, Phone: (239) 225-1900, FAX (239) 338-2353
3. Southwest
Area Office, 10041 Daniels Parkway, Ft. Myers, FL 33913, Phone: (239) 225-1900,
FAX (239) 338-2353, or Toll Free in Southwest Florida 1-800-292-3368}
- Next question had to do
with mosquitoes and spraying and what is done in the area. The response was
that some is done by the County, and some is a responsibility within the
individual community, so contact your property manager to find out.
- Another questioner was
wondering why there were different size sidewalks in different areas. It was
explained that these were designed according to anticipated demand for use in
each area.
- Still thinking along the
sidewalks was another inquiry as to trimming back invasive plants covering much
of the sidewalk. The question was directed to Mike Smith, responsible for
oversight of and many onsite district maintenance projects. He said that they
have been working to cut back such plants, like the Brazilian peppers.
- Then, a question was
raised about the potential for additional assessments to existing residents for
increased maintenance and projects with all of the growth (many in attendance
also shook their head in agreement with wanting more information along these
lines as well). The short answer for this is that it is not out of the question
that additional assessments could be imposed, but there are none currently
proposed or planned or being discussed by the Board.
- Related to the finance
and funding of the district, it was then posed an inquiry as to the status of
past due assessments and debt owed to the district. The answer is that there is
an option available for the Land Partners to purchase the defaulted property
through redemption. However, the amount owed is $23 million, and this is not
anywhere near a reasonable acquisition cost for them to exercise that option
for the size of the property.
- An additional (second) pedestrian
node on West Villages Parkway, which has been a point of contention for at
least one regular attendee and resident, was brought up and questioned as to
the practicality of the expense. The response was that the second node cost
half of what the original one did and added a symmetry to the location that
seemed appropriate with the Gran Paradiso owners' entrance nearing completion.
- From a question regarding
where the new SMH facility is to be location. Discussion began with mention of
an appraisal for land to be dedicated for a school that is outstanding. Also,
the SMH land swap has been completed, and projections for available services
are said to be 3-5 years. The extended timeframe being attributed to the fact
that SMH is a public entity and must go through particular processes to move
forward on the project.
- The last of the public
questions was to the effect of whether or not the Ranch uses their existing
property for agricultural purposes in order to get tax breaks. The response to
this was that there was a discount for a portion of the land related to this,
but the ongoing use for cattle and such serves other purposes that are of
benefit. First, they bring in revenue to help cover expenses (such as taxes)
while the development gets going. It provides active management of the property
to ensure the land remains in a healthy state and ensures a measure of public
safety through that as well.
I will write about the
rest of the meeting in another post, but it was primarily status updates of
ongoing projects and information that has been shared before. So, that can wait until another day this week.
Still, there are just a couple more items
of note. One was simply that the meeting was held at IslandWalk, because the City of North
Port rescheduled their committee meeting, and our District could no longer use
their auditorium on the designated day or time. It was discussed changing the
meeting day an time going forward in order to make use of the City Hall
facilities again, but the encouraging turnout of more residents was said to
encourage the consideration of hosting the meetings using facilities of the
existing communities in the future.
Appraisals are out for a
public school and for the extension of Manasota Beach road into these
communities. But, projections for the completion of the beach road are likely
15-20 years. Not close to as soon as many have been told in past. The preeminent
project, though, the commercial center joint venture is projected to be open in
the fall of 2017. A meeting is to be held at SCF tonight where a presentation
of information regarding the proposed commercial center will be made. Don't
miss it!
Let me know if there are
ever any specific questions I may answer or get answered for you!
Thanks for reading,
Ali
If
you are considering purchasing a home, I can assist you. My services and
extensive resources are of no cost to you. I am even able to save home buyers
money...including additional cash incentives to new construction buyers which
even the builders' sales reps do not have access. I do not work for any of the wonderful
builders/developers 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.
Look
forward to hearing from you!
Ali
Ali
H. Johnston, MHA, MBA in Real Estate
Realtor®,
Lic. Broker #BK3284964
West
Villages Realty LLC
Mobile:
941-539-5771
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 even able to save home buyers money. I do not work for any of the wonderful
builders/developers 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 can provide you
with a wealth of information as well as saving you money.
Look
forward to hearing from you!
Ali
Ali
H. Johnston, MHA, MBA in Real Estate
Realtor®,
Lic. Broker #BK3284964
West
Villages Realty LLC
Mobile:
941-539-5771
Tuesday, January 12, 2016
Here Are The 10 Best Towns In Florida To Retire
Here Are The 10 Best Towns In Florida To Retire In
by Victoria Winkler
We spend decades planning and saving for retirement, so choosing where to live when the time finally comes is incredibly important. According to the website Niche’s best towns to retire in Florida, these are the top 10. Access to healthcare, entertainment and the number of other retirees in a town were some of the factors used to make the list.
This city in Southwest Florida has good crime and safety ratings, average home values, and a large older population.
If you're seeking more of a quiet, laid-back vibe, Punta Gorda could be perfect for you. Residents love how safe they feel in this small city.
If you're a wealthy retiree, and high-end shopping, restaurants and lots of golf courses are high on your list of priorities, Naples could be the place for you.
This city offers more affordable home values, friendly folks, and lots of parks for outdoor activities. It's also surrounded by some of the best beaches in the state.
Sebastian is another more affordable option, with average rent and low home values. This town offers lots to do for fishing enthusiasts and wildlife lovers.
Vero Beach has many historic buildings and beautiful beaches on the Treasure Coast. This small city is a nice, relaxed place to retire.
This city is larger than most of the others on this list, but it's a good option for those interested in South Florida.
Ormond Beach has average rent and home values. Overall, Ormond Beach is a nice, quiet beach town, but it's a very short drive to Daytona Beach if you're seeking some excitement.
This charming city has average home costs, but very high rental costs. There's plenty of shopping and things to do in and around this city in South Florida.
This city in Central Florida has plenty of golf courses, shops, and lovely lakes for retirees to enjoy. Home values are currently low, and rental values are average.
If
you are considering purchasing a home in the Venice area, I can assist you. My services and
extensive resources are of no cost to you. I am even able to save home buyers
money...additional cash incentives to which even the builders' sales reps do
not have access. I do not
work for any of the wonderful builders/developers 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.
Please, check out my Venice area website, and contact me for
more information!
Look
forward to hearing from you!
Ali
Ali
H. Johnston, MHA, MBA in Real Estate
Realtor®,
Lic. Broker #BK3284964
West
Villages Realty LLC
Mobile:
941-539-5771
Saturday, January 9, 2016
November 2015 Sarasota County Real Estate statistics from the Florida Association of Realtors
November 2015 Sarasota County Single Family Homes - Residential Real Estate statistics from the Florida Association of Realtors
Link to full report pdf
Tuesday, January 5, 2016
West Villages Realty LLC Special - commission rebate (cash incentives) to customers/buyers through 02/15/16!
West Villages Realty LLC specializes in new
construction opportunities in gated and resort-style communities. We love our
customers and want to show our appreciation in a meaningful way. So, in
celebration of that, we are offering special cash rebate opportunities
to our customers that go under contract between now (January 5th, 2016) and
February 15th, 2016. This is in addition to any incentive offered by the builder/developers, and not accessible by them - money toward closing just for working with us.
Choose to use the services of West Villages Realty LLC in your
new home search, find what you are looking for, and go under contract by
February 15th - then when you close on the transaction, we will give 20% of the paid
commission as a credit toward closing costs.
- It is of no cost to you as a buyer. Builders typically add Real estate agent commissions into price of the home and will not discount these amounts to buyers that are not utilizing the services of their own professional. (If the builders did discount you for it, they would likely alienate the many agents that bring them a great deal of business.) So, the builders generally just make a little more profit when you do not have your own licensee or Realtor®.
- It is an added purchase discount that you would otherwise not receive.
- Amounts vary by both developer, and even by the incentives/specials that they are running. Sometimes the builders will increase the commission rate given to real estate professionals, if there is a particular quota on a product that they need to make their numbers. The co-broke commissions offered by the developers are most often 3% of total sales price, though some pay only on building structural price (not design upgrades), while incentivized commissions sometimes go as high as 5% of total purchase price. The most common example is shown below:
Rebate Schedule Examples*
|
Commission paid on Amt. ($)
®
|
$250k
|
$300k
|
$350k
|
$400k
|
$450k
|
$500k
|
3%
|
Rebate
®
|
$1,500
|
$1,800
|
$2,100
|
$2,400
|
$2,700
|
$3,000
|
- Basically, not only can we provide knowledgeable and insightful assistance, we save you money.
The representatives stationed at the developer's sales offices are
employees of that builder and have a duty to represent their employer's
interests exclusively. Buyers, use the services of someone independent of the
seller. Use our services and get a cash rebate from the commission. It is a
win-win.
Looking forward to working with you!
Ali
Ali H. Johnston, MHA, MBA-RE
Realtor®, Broker (FL lic.# BK3284964)
West Villages Realty LLC
Mobile: (941)539-5771
Website: www.WestVillagesRealty.com
Email: WestVillagesRealty@gmail.com
Ali's blog: WVIDfl.blogstpot.com
*The amounts shown are examples. No one particular dollar figure amount
is guaranteed, as it is based exclusively on a percentage of the amount that is
paid to the brokerage by the seller.
Friday, January 1, 2016
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