Karin Heitmann

Englewood, Florida, the two county town on the sparkling waters of Lemon Bay. Approximately 32,000 people live here, an unincorporated community northwest of Charlotte County and southwest of Sarasota County. It is a quiet community, especially during the summer months, when the snowbirds are gone. You can often read that Englewood is one of Southwest Florida’s best kept secrets – old Florida charm, laid back, beautiful sandy white beaches, and reasonable real estate prices.

Englewood is still one of the least developed areas with plenty of waterfront and beachfront access lots available. However, there are also many existing homes for sale with breathtaking Water or Golf Course or Nature Preserve view. A home buyer can always avoid going through the hassle of new construction if he wants to.

One of Englewood’s finest gated communities, Oyster Creek Golf and Country Club, consists of 560 single family homes and villas built on and around a challenging 18 hole executive golf course. The golf course, designed by Ted McAnlis, is perfectly maintained. Every fairway is either lined with mature trees or bordered by unique hazards. The 18-hole "Oyster Creek" course features almost 4,000 yards of golf from the longest tees for a par of 60. The course rating is 59.3 and it has a slope rating of 100. Several ponds and small lakes sparkle in the midst of all the green. The community is also surrounded by environmentally-protected wetlands, attracting all kinds of wildlife.

The ground breaking for Oyster Creek Golf and Country Club took place in the late 1980’s. In Phase I smaller 2 and 3 bedroom homes, the majority without a pool, were sold in the very low $100,000 range and sold out quickly. None of the homes is facing the golf course though. Phase II was started in the mid 1990’s. Phase II homes are facing either the greenbelt or the golf course. The homes are bigger (1,800+sqft) and many of them are Pool Homes. Only 10 years later Phase III, the last section, was sold out again. Beautiful homes with golf course or green belt view are nestled into manicured gardens. There was also a section with paired villas added.

Surprisingly the homes in Oyster Creek have pretty much kept their value. One reason is that they were reasonably priced when being built; the other reason is that Oyster Creek is a very stable community. There are barely any short sales or foreclosures, and most of the homeowners tend to stay in their homes for a long time. Only very few homes are investment properties which have a tendency to go belly up more often than private residences. Smaller homes are in the low $200’s, bigger Pool Homes in prime Golf View locations usually sell for $100k more. Furthermore, the community has a lot to offer: 24h manned security gate, community center with a huge heated pool and a club house with exercise room, meeting/party room, kitchen, and library/media room. Lighted tennis courts are next to the club house. All this + grounds maintenance is included in a monthly fee below $170 (HOA-fee).

Brief summary: if you like the small town feeling check out Englewood, Florida - beautiful Gulf Coast living at a fraction of the price of neighboring towns like Sarasota, Fort Myers or Naples. Oyster Creek G. & C.C. has all the amenities you may be looking for, and you are close to beaches, shopping, airports, and entertainment. Don't rob a bank – check out Englewood first.

More area information: www.BuyPropertyinParadise.com

Sunny beaches with crystal-white, powdery sand that stretch for miles and miles. You can stroll through shops with all sorts of fashion, beach accessories and souvenirs. You will find Restaurants where you can grab a quick breakfast or lunch in your flip-flops and sandy toes, or where you can relax in style over an extraordinary candlelight dinner while watching the sea birds go to rest.

Originally, the place was named "Sarasota Key". In the late 1920’s this 8-mile long, crescent-shaped Gulf Coast barrier island was renamed to "Siesta Key". This does sound more interesting. Furthermore, the new name reflects the laid back island lifestyle perfectly. The word "Siesta" means "mid-day nap" in Spanish Language (the noon of the Roman day, coming six hours after sunrise. Online Etymology Dictionary, © 2010 Douglas Harper). This does not mean that everybody is falling asleep at noon time, but on Siesta Key the clocks seem to tick a little slower than someplace else.

While its gulf beach waters are clear, aquamarine and turquoise blue, its beach is made of pure white, powdery, soft sand. The sand consists actually of 99 percent quartz, it is cool to the touch and cool on bare feet in the height of summer which makes the beach a great place to escape the heat on a mid-summers day.

Because of the unique sand content, the beach has consistently been rated "the 2nd Best Beach in the Nation" by the Travel Channel. Finally, in 2011, Siesta Key Beach was named the "Number One Beach" in the USA in the annual ratings by Dr. Beach (aka Dr. Stephen Leatherman, director of the Laboratory for Coastal Research at Florida International University).

Balmy breezes in the winter time, dolphins and manatees, pelicans, egrets, osprey, seagulls and a variety of shorebirds – on Siesta Key you are still in contact with Mother Nature. You will see dolphins playing in the water, and once in a while you will be lucky to see manatees floating by. At first you might be scared when you see their massive shadows in the water, but they are very gentle animals.

There are three beach sections on Siesta: Siesta Public Beach is the main attraction, located mid-island off Midnight Pass and is the perfect spot to find all the action. Facilities are numerous and include a concession stand, restrooms, volleyball nets, tennis courts and year-round lifeguards. Once in a while there is an outbreak of craziness on the beach. On certain dates (spring break or Easter, for example) expect up to 15,000 people in that area with no space to park your car. You will basically take a bath in the crowd not in the ocean. Fortunately, those crazy events are rare, and they disappear like a flu.

Siesta Key’s Turtle Beach is a relaxing beach situated two and a half miles south of Stickney Point Road. It is not as crowded as the Public Beach. The third beach - Palmer Point Beach- begins at the south tip of Siesta Key and continues until the north end of Casey Key. Although there are no Lifeguards on duty, no concession stands, and no tennis courts, it is a beautiful spot to be if you want to avoid the crowd and catch some rays.

Siesta Village is only a 5 minute walk away from the public beach. Here is where the heart of the island beats. The Village is a mostly pedestrian village area ideal for “People Watching” from sidewalk cafes while sipping on a nice cold drink. Stores, shops, boutiques, restaurants and bars thrive in the midst of commercial and residential activities. You'll find a drug store with a post office and also a well equipped grocery and hardware store in this village area.

Homes for sale on Siesta open the door to a lifestyle that's more attitude than routine. Everything about Siesta Key reflects relaxed, fine casual living at its best. As a pedestrian- and bicycle-friendly town, Siesta Key is easy to get around. You will fall in love with this unique little island in front of the Sarasota mainland. On this island you can quickly find everything you're looking for.

Siesta Key homes for sale begin at the $300,000 level and can be priced as high as $10 Million. The north end of Siesta Key is considered by many to be the most desirable because of its prime location. The draw bridge provides quick and easy access to the mainland and downtown Sarasota area. However, it is a question of preferences. We like the lush tropical vegetation on the south end of the island just as much and there is a second draw bridge that connects the island with the mainland.

If water is your love, Siesta Key is really where you want to be. Yes, you sense it already dear reader, homes directly on the Bay or with Ocean Front require a larger wallet, but with almost 50 miles of canals, there are plenty of possibilities that may fulfill your dream and still stay within your budget.

More info: www.BuyPropertyinParadise.com

movie: Siesta Key in November

Southbay Yacht & Racquet Club is a lovely deed restricted/non gated waterfront community in Osprey, Sarasota County. Located along Little Sarasota Bay, it is truly a place to live if people cannot decide whether they want country living or waterfront living. Therefore, Southbay is ideal because homeowners can enjoy both worlds. What a deal!

Almost 360 homes are in Southbay. Some are located on the Intracoastal Waterway. Some are surrounding the 7 acre marina, and many homes are on manicured park like greenbelt areas. The amenities are manifold: clubhouse with ballroom, exercise room with a sauna, and a library. Furthermore, a park with five miles of winding sidewalks for walking/running/ biking, deep-water marina with 172 slips for boats up to 55’ and access to the Gulf of Mexico via the Intracoastal Waterway, shuffle board courts, a 50’ heated swimming pool, and four lighted tennis courts (“sport clay” and asphalt).

Most of the homes were built in the 70’s or 80’s. Some of them really need major remodeling; others have already been nicely updated. In 2005 the prices used to be in the jaw dropping $415,000 to $1,900,000 range ($219 to $624/sqft), but 2011 prices are way down. The majority of the homes sell now for $170,000 to $430,000, which translates into a sqft price of $101 - $158. This seems a lot more affordable than it used to be a few years ago.

More Info: www.finehomesinsarasota.com

When buying or selling a home a bunch of nosy people may creep around trying to gather all kinds of information. We are talking about inspections and appraisals. Who are all these guys, and what is the difference between a home inspector, building inspector, property appraiser or county property appraiser? And what is an appraisal vs. CMA?

Let us start with the Building Inspector first. He is a licensed official, employed by the building department of the city or county. His foremost job is to enforce the application of the building codes. When building a new home he will come out frequently to the job site to check the various stages of the building process. Whenever something is not up to the code, he loses his temper and doesn’t sign off the necessary paperwork. This is the unmistakable sign for the contractor to work harder and bring his job up to code. He needs the signature desperately before he can continue his job, or before he can present you another bill.

The county building inspector also checks alterations of existing homes. For example: after the installation of hurricane shutters, he will come out and inspect the job. Same procedure like mentioned before: If the work was done in accordance to the drawings and specifications he will sign off the documents with a smiley face, if it was not done correctly he is usually grumpy and the homeowner or contractor has to fix the problems. A re-inspection comes with a separate bill. When buying a home this guy stays away: he is usually never involved, unless there are major concerns and one of the parties actively calls the building department for clarification.

The Property Appraiser is, for whatever reason, often confused with the Home Inspector, although they are performing two completely different jobs. The Property Appraiser or Real Estate appraiser determines only the value of the property. He tries to figure out for what it would likely sell under current market conditions. It is sometimes not an easy task, especially when there are no sold comparables in the area. However, he is always trying to do his best; therefore, he takes many factors into account, including the design, age, overall condition, lot, and location. A visible and severe roof problem may spoil the value of the home, but in general: an appraiser is not interested in plumbing or electrical problems; he is only looking for the overall picture in order to determine a value.

In Florida, real estate appraisers are regulated by the Florida Real Estate Appraisal Board (Part of the Florida Department of Business and Professional Regulation). They need a license and they have to attend continuing education classes in order to keep their license valid. When applying for a mortgage the bank will always send out an appraiser to determine the actual value of the building. They want to know the value before throwing the money down the drain. It is only up to the cash buyer if he wants to skip the appraisal and burn his own money. If in doubt it is worth spending $400 for an appraisal instead of paying too much..

“Oh my gosh! A $400 bill! My realtor does this for free. He told me that my house is worth $xxx and I paid nothing for it.” Nope, this is not an appraisal, you are talking about two different things. The only task a Realtor in Florida is allowed to do (by law) is called CMA (Comparative Marketing Analysis). He can look for sold homes in your area and compare their features with your home’s features. By adding and subtracting certain amounts for items you home has/does not have he will come as close to a sales price as possible. However, a CMA is only a price suggestion or estimate - not an appraisal.

For the sake of completeness, it should be mentioned that there is another guy with a similar name. It is the county/city property appraiser, and he is hiding somewhere in a dark cellar of a government building (I am kidding). He is appraising all homes on a yearly basis in order to squeeze as many dollars out of the people’s pockets as possible. The figures he is coming up with are used for “property tax assessments”. Unfortunately, nobody likes a high value when it comes to taxation, but everybody likes a high value when it comes to selling, this poor guy is constantly in boiling water. You will never be able to talk to him or see him for that reason. Don’t try to call him, neither will he give you a price suggestion if you want to sell nor will he accept your sales price in case you sold. If you gave your home away to your kids, charging them only $50, he would not be impressed. Your kid’s property tax is not going to be a percentage of the $50. It will be according to his appraisal.

Now it is time to bring another “Sherlock Holmes” into play. A person you should hire when buying a home is the Residential Home Inspector. Although he is crawling into every cranny, he is only performing a non-invasive examination of the condition of a home. A home inspector will check the roof and attic, all systems and components (water heater, furnaces, air conditioning, duct work, fireplace and sprinklers). He will also check the structural elements (walls, ceilings, floors, foundation), plumbing (toilets, showers, sinks, faucets and traps), electrical (main panel, circuit breakers, wiring, grounding, receptacles, ceiling fans and light fixtures), appliances, and many other aspects of the building. He will not drill holes nor will he take systems apart in order to inspect them. Therefore, he may not detect problems hidden in walls or concrete, but he will cover at least 98% of all possible problems.

When the job is done the home inspector prepares and delivers a written report of findings. The inspection report does not describe the condition of every component of the house if it is in good shape, but should note every item that is defective or needs attention. Serious problems in his eyes are: foundation deficiencies, moisture/ drainage/ plumbing issues, furnace/A/C/electrical problems, roofs with short life expectancy or leaks, and health or safety issues.

There are certain aspects not covered by a home inspection. The following is only sometimes part of the inspection (depending on the qualification of the inspector): Termite/rodent infestation, mold/mildew/fungi, lead, asbestos, septic, water quality, and radon/methane/radiation/formaldehyde. If you want those inspections done you have to call a specialist. The pest inspection is usually free, but if they find any “pets” they will offer you a treatment (not for free) and in addition an annual service contract (also not for free).

A general list of exclusions (list is not complete): permit research, easements/right of way, code or zoning violations, surveys, boundaries, easements, condition of title, environmental hazards, or buried piping/sewer lines to name a few. The home inspector does not mess around with legal issues..

To make a long story short: A professional home inspection is an examination of the current condition of the home, not an inspection to verify compliance with appropriate codes. Code enforcement is strictly the building inspector’s job, and the home inspector does not dare to take his job away.

Since July 1, 2010, Home Inspectors do need a licence from the Department of Business and Professional Regulation. Before 2010 no license was required in Florida. There is a grandfathering clause in the law for those home inspectors who did inspections before the law became effective. They still have to meet the licensure requirements though. If you need a reliable home inspector in Sarasota/Sarasota County but are in doubt what to do, shoot me an email, and I will send you a list of inspectors who have done flawless inspections in the past.

Some people always need to learn it the hard way …and one of our sellers recently did so too. This blog is about permits, cutting corners and (not) saving money. Although, you can save a lot of money when you are handy and know how to swing a hammer, when it comes to “major home modifications” you need to think twice what you are doing.

If you don’t ever want to sell your home, or if you are sure that you will never have an insurance claim, you may get along with your “none permitted” roof replacement (unless a “nice” neighbor turns you in – what exactly happened to one of our sellers). Be aware that most cities and counties require that homeowners obtain a permit before carrying out major modifications, and they are enforcing the permit laws vigilantly. Ignorance of the law is no protection against punishment!

What is a major modification? This is a question the building department can answer best, or you can find the exact information on the building department’s web site. Here are a few major modifications for Sarasota County: Roof replacement, A/C replacement, replacement of doors and windows, installation of hurricane shutters, major plumbing … the list goes on and on and is not complete, but it might give you an idea. At this point, you may ask yourself what a homeowner actually can do without a permit. The answer is: Not a lot - it basically boils down to beautification stuff (painting, floor coverings, new cabinets, etc.).

The county/city rules are pretty clear, but how come that some homeowners want to take a risk by doing major modifications without a permit? First of all, there is a fee involved (for the permit and later for the inspection as well), and they want to save the money. That’s somehow understandable. Second, the whole process of getting a permit can be very time consuming and inconvenient, not to say “nerve wrecking”. Plans need to be drawn and filed, and time lines, set by the building department, need to be observed. Furthermore, certain improvements may increase the taxable value of the home, which will result in an increase of the property tax. Wow! Now quite a few homeowners have enough and skip the permit application process. Is this really a good idea?

There is always another side of a coin. Therefore, let's investigate a little: What is actually the risk they are taking for remodeling without a permit anyway? If they are turned in by a “nice neighbor”, or if the building department finds out by other means about their “secretive project” the homeowner may find himself in boiling water. The best case scenario is when he can obtain a reciprocal permit. He is paying a lot more for it though, but once the modification project has passed successfully the eagle eye of the building inspector he is out of the woods. Worst case scenario: the alterations cannot be inspected because they are already hidden in the floor or in the walls. Now the building inspector may demand to have the floors/walls cut open again in order to inspect the modifications; and if the homeowner added a whole structure without a permit he may be completely out of luck. In many cases, the unlucky fellow will have to tear it down.

Now, let’s assume he did some major modification without the paperwork, and nobody noticed it. Eventually, the lucky devil wants to sell the home.... and he is in real trouble. In a case like this he is obligated to disclose the fact to any potential buyer. Yes, he is! Guess what is most likely going to happen: either the buyer wants him to discount the selling price dramatically, or he may want him to get a permit/inspection retroactively. Many buyers will also decide to let go and walk away because they don’t trust the “crooked seller” anymore.

Now, you think this does not happen out in the world? We thought so too, but it just happened to us. Shortly after two offers fell apart and two buyers came in with a low-ball offer, we convinced the seller (who had replaced the whole shingle roof all by himself before he had listed the home) to get a permit retroactively. After paying a hefty fine the inspector came and the roof …....didn’t pass. It looked a little odd, but not that bad. Anyway, the shingles had to be ripped off completely and the roof had to be rebuilt. Finally, the roof passed the inspection with flying colors. Surprisingly enough, only a few weeks later the house sold for the ….ASKING PRICE.

Was it worth going through all the hassle and paying for the roof twice? You decide.