About Daytona Beach Shores' Twin Towers

Today in the morning I received a call that a sale of a 2 bdr/2 baths new condo in DiMucci Twin Towers in Daytona Beach Shores closed. It was an excellent deal for a 1,643 sq. ft. direct oceanfront unit on the 12th floor for $252,500. It was, actually, a wow deal.

For me it was a special closing in many respects. First, it was a referral from a mom and dad, who looked at some properties in our area 3-4 years ago, but later did not buy in Daytona, and bought a house in Orlando. But when their other son started looking for a vacation condo on the ocean, they called me and introduced me to their son and daughter-in-law.

Loyalty is a wonderful quality in people, and I felt humbled.

Secondly, this was a very rare case for us where financing was involved, and we had some experience with Appraisal Management Companies, and Carl (name changed) said that if he was so irresponsible in his business, he would have no business.

They could not find the appraisal, and for more than two weeks lied and lied and lied. I could not help thinking how good intentions sometimes play out. However, the overall experience was rather nice, and the reason was the people involved. I had understanding, respectful and appreciative Buyers, who kept grace even in the periods of deep frustration, and who never took it out on me or the other agent.

And I was blessed working with a terrific agent representing the Developer Tony DiMucci. Julia Lomonosov has a distinct Russian name, so even though she does not have any accent, I could tell she was Russian, even if my wife Olga did not tell me that. We live in the same condo building in Daytona Beach Shores but I haven't met Julia before.

She did not drop the ball even for a second. She was representing the developer, and Buyers' financing was not her business, but she was very actively communicating with all parties and volunteered the level of involvement that I rarely see in agents. And it was not because she had too much free time on her hands – she was handling this situation while dealing with lots of other things at the same time. Very professional, very efficient, all smiles... If there are dream agents, Julia is one of them.

So, today we were in the unit (buyers are coming in 3 weeks) and she gave me the owners' manual, sticker for cars, keys... And before leaving I asked her to pose for me, and this was the first time I saw her nervous. Women are so strange...

I wanted a blue ocean in the background, but there was a lot of smoke in the air from the fires raging around, and there was no horizon and the visibility was poor. In addition, the photo was coming out very light, and after a few attempts, we moved from the balcony to the room and I took a few more pictures.

I picked two photos. One overexposed, but I liked the feel of it. My wife liked the other photo better, so I decided to upload both. I figured that now I could end up being in trouble with two women. I do not know which one Julia would have chosen, but hey, it is never too many, when you are taking photos of a beautiful woman. I might not get the ocean, but I got Julia's contagious smile...

Russian beauty.

P.S. Guys, it does not mean that if you are interested in a similar excellent deal in DiMucci Twin Towers (no more 2 bdr, but a few direct oceanfront 3 bdr units are still available) that you call Julia. Call me at 386-405-4408.

Remember, loyalty is a great personality trait... Even though Julia has such a beautiful smile

I have never been a big fan of DiMucci condos. Tony Dimucci, a 78-old veteran of commercial construction in Chicago, who also built residential condos in Ponce Inlet (Towers 1 through 9), then in Daytona Beach Shores: Towers 10 (2001), Towers Grande (2004), and Twin Towers (2007).

One wouldn't call them architectural masterpieces, and they are not the epitome of luxury. Of course, agents tend to call «luxury» anything which is on the ocean, but in any case it is far in this regard from Ocean Vistas, Ocean Villas, Bella Vista, Palma Bella and a few others really nice buildings in Daytona Beach area.

DiMucci builds simple and solid buildings, but with each of them there are changes to the better. I am looking at units in Twin Towers in Daytona Beach Shores, and though the building resembles all other DiMucci buildings, the units still differ in design and finishes even from the previous DiMucci's Towers Grande, built 3 years earlier (2004).

Twin Towers were built in 2007. North Tower with 68 units in 19-story building came first, and identical South Tower followed half a year later. And this was the time when the market just started changing. DiMucci had easy time selling units in the North Tower, so he started adding upgrades to units in South Tower as the expectation was that they would be selling for more.

This is how the South Tower ended with granite countertops, upgraded carpet, ungraded tile, crown moldings in Living and Master Bedroom, and some other upgrades.

But the market started falling, and selling for more was not happening. And even selling for the same price was more and more difficult. As a shrewd businessman, the developer reduced the prices, and if not for a casual talk at the pool with an agent working for DiMucci, who told my wife about the price drop, I would not even know about it. Developer units are not on MLS. Good there are women around... and contrary to a popular belief, good that they talk a lot. It actually helps.

So, what is DiMucci Twin Towers? It is a 136-unit condominium consisting of two 19-story towers with 4 units on each floor. Actually, by the time DiMucci started construction, Daytona Beach Shores in their infinite wisdom decided to limit the height of the buildings in the city limits to 120', and if I remember this correctly, they tried to stop the development from going higher even though the project was approved by the very city council. DiMucci won, and he was the last one to build a high-rise in Daytona Beach Shores.

All units are direct oceanfront with rooms going west to east, so you have both the river (Intracoastal) and the Ocean. Outside corridor system. With only 4 units per floor, there is St. Maarten unit (1,654 sf), two bedroom/2 baths unit with 168 sf balcony; two end units on North and South sides– St. Lucia (2,044 sf), 3 bdr/ 3 baths, plus 175 sf balcony, and St. Thomas, the largest of all, a 3 bdr/3 bath unit, 2,220 sf and 240 sf balcony.

The underground garage is stretching under both buildings. Each of the buildings have their own oceanfront club rooms and gyms, each has its own pool, however, owners can use the amenities of the other building if they need or want to.

Development is well capitalized. When the association will be formed, they will get a nice chunk of cash. Good news for those with pets, you can have two large dogs. Good news for investors, the rental limitation is minimum two weeks, which is one of the most liberal in the area.

And the most important question is the price. So what are the prices? Developer is still holding to 3 bdr unit prices, and they are over $350K, still an excellent price for a direct oceanfront condo. But the best value is 2 bdr/ 2 bath units. Priced at $279K (negotiable) and with you picking the colors and finishes, this is a great value.

Right now there is developer's Association, so when I hear that maintenance fee for a 2/2 is $685 a quarter, I am not jumping to the ceiling. It is the lowest number by a big margin on the ocean, but would it stay the same when they transfer to the owners association, is not clear at this point.

As with everything worth its money, there are only a few units left in the South Tower, and we just wrote an offer for one of those units for our New Jersey customer.

To know more about Twin Towers in Daytona Beach Shores or any other beachside condo in the area call me 386-405-4408

My wife takes my daughter and our grandson Shane to our community pool in the condo where we live. She comes back relaxed after swimming her 10 laps, but it is not all. She was talking to another agent living in our condo building. She works for the developer, and Olga learns that they have dropped the price for their 2 bdr condos in their last building.

It sounds enticing and next morning I am calling the agent, a drop dead gorgeous Russian girl, and a few hours later we meet and she shows us the property. And saying that I am impressed is an understatement. (Both by the condo and the girl- LOL)

I had three out-of-state condo buyers last week. I showed the condos to them. We have submitted an offer and are negotiating the deal now.

And it is all because of women. Aren't they wonderful? So, when they chat... let them chat. It can even help business.