WHATS SELLING AT THE BLUFFS- MARCH 2023 |
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Association Meetings & Dues
When Covid struck the U.S., the property associations started conducting their required meetings via Zoom for safety reasons. In some Bluffs communities this still continues even after life has started getting back to normal. Many residents, however, have expressed their displeasure that the meetings are not being held in person anymore. They feel there has been a loss of community interaction on a whole and idea swapping. They feel “very limited” on being heard because of these virtual Zoom meetings have such limited interaction. With Zoom meetings, you are given just a few minutes to make a statement or suggestion and then when your allotted time is up, the board will either open it up for discussion amongst the board members or move onto the next person waiting online to speak. If other people want to contribute to the conversation, they need to wait for their turn in the queue. Another concern is the Zoom meetings are not recorded because of privacy laws. Thus, if you miss something or have technical problems you’re pretty much out of luck. I also believe most of the Property Management Companies prefer to stay with the Zoom meetings because of cost savings, no travel time, shorter meetings and various other reasons.
I have been hearing from Bluffs residents, that they feel they are better served by their community when HOA meetings are held in person, in combination with the Zoom meetings, and a recap email from a representation of the Board. One local Bluffs community sends out a video recap, which is very informative. Doing these three items is just a wonderful way for communities to communicate clearly with the residents and would really reduce the amount of misinformation being spread around. Not to mention, residents can gather and meet each other at the meetings is generally a positive way to have a better and friendly community!
Dues Increase
On top of skyrocketing insurances cost Bluffs Communities HOA dues continue to rise, please read below Andrew Pineiro "Legal Corner" for a recap on why some of our community's dues have risen so much over the past few years.
2020 Dues....................... 2023 Dues.......Increase
Ridge $560.00...................$787.00..........40% increase
River $$495.00..................$711.00..........43% Increase
River North $855.00......... $1,065.00.......25% increase
Lakes $810.00.................. $1,065.00.......31% increase
Marina * $1,230.00........... $1,590.00.......29% Increase
Ocean South $1,899.00.... $2,907.00......53% Increase
Ocean North $1,900.00......$2,107.00......11% Increase
(* Bluffs Marina Buliding Dues Vary*)
Regards from Paradise!
Tom Waidelich
Jupiter Coastal Properties
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Thomas Waidelich
Direct: 561-373-9653
Office 561-745-149
tw@jupitercoastalproperties.com
www.jupitercoastalproperties.com
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Bluffs resident for over 18 years! |
Thinking of selling? the next 45 Days is the best time to sell historically at the Bluffs. Now’s the time to start planning!
Call Tom for a complementary analysis of your home’s value.
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RECENT BLUFFS SALES
Bluffs Ridge-Sold
Address..........Sale Price Sale Date DOM
122 Sand Pine.....1,280,000...03/10/23...114
101 Dunes Edge ...850,000 ...03/08/23.. .49
102 Sea Steppes 1,075,000 ...02/23/23 ..42
114 Ridge Rd.......1,110,000....01/25/23...32
113 Cape Pointe.....830,000....12/22/22....8
129 Seashore….....950,000.....12/08/22...16
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Bluffs River-Sold
Address.......... Sale Price Sale Date DOM
203 E River Park..1,275,000...02/23/23.......23
114 Inner Harbour..839,000....02/27/23......173
219 River Park.....1,550,000...01/31/23.......51
322 River Edge ...1,800,000...11/18/22.......50
302 River Edge ...1,100,000...10/21/22........3
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River North Townhouses-Sold
Address...... Sale Price Sale Date DOM
2701 27Th Ct....410,000.....07/08/22.....30
2903 29Th Ct....422,000.....06/28/22......3
2403 24Th Ct....495,000.....06/10/22......7
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The Lakes-Sold
Address Sale Price Sale Date DOM
2310 23rd Ct....475,000.....12/29/22…...8
1913 19th Ct....430,000.....12/21/22.....13
2024 24th Ct....400,000.....11/17/22.....44
2328 23rd Ct....450,000.....10/24/22......4
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Bluffs Marina-Sold
Address............. Sale Price Sale Date DOM
1001 Seafarer 102......575,000...02/28/23.....1
1001 Seafarer 405......675,000...02/27/23....33
2201 Marina Isle 504..599,000...02/16/23....22
1201 Seafarer 506......629,900...02/07/23....21
1101 Seafarer 101......532,000...01/31/23....21
1401 Seafarer 201......550,000...01/10/23....12
2001 Marina Isle.206..625,000..12/15/22.....49
701 Seafarer 502........520,000..11/15/22......6
2601 Marina Isle.203..450,000...10/07/22.....1
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Bluffs Ocean South-Sold
Address Sale Price Sale Date DOM
201 S Seas 302..645,000....03/01//23.....64
301 S Seas 201..750,000....02/21//23.....44
701 S Seas 204..560,000....02/02/23......91
601 S Seas 204..700,000....11/17/22......78
201 S Seas 505..729,000....11/09//22.....46
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Bluffs Ocean North-Sold
Address................ Sale Price Sale Date DOM
401 Ocean Bluffs 501 ..710,,000...10/28/22.......29
301 Ocean Bluffs 506 ..775,,000...08/01/22.... ..14
301 Ocean Bluffs 506 ..675,,000...03/25/22...... .3
201 Ocean Bluffs 403 ..759,000....03/22/22. ......1
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Tom's Featured Listings
BLUFFS RIDGE
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102 Sea Steppes Ct
Sold $1,075,000
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128 Ocean Pines Terrace
Under Contract in 9 Days!
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1101 Seafarer Cir Unit 101
Sold $532,000
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2201 Marina Isle Way 504
Sold for Full Price $599,000
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101 South Seas Dr 404
Under Contract in 7 Days!
Offered at $769,000
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Bluffs Ocean South
Annual Rental
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Palm Beach Mortgage Group
Richard Whalen-Mortgage Broker NMLS #318922
Direct: (561) 371-3394
5589 Okeechobee Blvd. West Palm Beach FL 33417
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LEGAL CORNER with ANDREW PINEIRO, Esq.
Question: I own a residential condominium unit in South Florida. I heard that collecting for reserves from unit owners would become mandatory in 2024. Is this true?
Answer: On May 26, 2022, Governor DeSantis signed into law Senate Bill 4-D. SB 4-D was a direct result of the tragic Surfside condominium building collapse that occurred in June 2021. The bill seeks to protect the long-term structural safety and integrity of multi-story buildings in Florida. Among other things, SB 4-D makes it mandatory for all Florida condominium and cooperative buildings, three stories or higher, to undergo milestone inspections, structural inspections, and to no longer allow for the waiver or reduction in the funding of reserves. Here are some of the more important aspects of the legislation:
1. If a building contains at least three habitable stories, a “milestone inspection” is now required to be conducted once the building reaches 30 years of age (and another milestone inspection every 10 years after that).
2. For buildings that have yet to reach 30 years of age, the initial milestone inspection must be completed no later than December 31st of the same year in which the building reaches 30 years of age.
3. If a building received its Certificate of Occupancy on or before July 1, 1992, then the association must conduct its first milestone inspection before December 31, 2024.
4. If a building is situated within 3 miles of a coastline, then the association must have a milestone inspection performed no later than December 31 of the year in which the building reaches 25 years of age, which age is measured from the date the Certificate of Occupancy was issued. Following the initial milestone inspection, additional inspections must also follow every 10 years.
A “milestone inspection” must be conducted by either a licensed architect or an engineer authorized to practice in Florida for purposes of attesting to the life safety and adequacy of the structural components of a building.
The inspector must prepare and submit reports related to the inspection that will be delivered to the association and to the building department for the local government that has jurisdiction. The reports must be maintained by the association for 15 years, and unit owners (including prospective purchasers) will have the right to inspect the report.
Associations will also be required to conduct “structural integrity reserve studies” for purposes of ensuring that necessary future structural repairs of the common elements are appropriately funded when it comes time to undertake necessary work. Structural integrity reserve studies must be completed (at least) every 10 years after the condominium’s creation with the initial study being completed by December 31, 2024, by a licensed architect or engineer.
For each building on a condominium property that is three stories or higher in height, a structural reserve study based on a visual inspection of the common areas must be completed for the roof, load-bearing walls and other primary structural members, floor, foundation, fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, windows, and any other item that has a deferred maintenance expense or replacement cost that exceeds $10,000 and the failure to replace or maintain such item negatively affects one or more of the above listed components.
These changes will increase the cost of condominium ownership for most owners. Older condominiums that have previously waived or reduced reserves to make ownership more “affordable” will have to pay significant assessments to fund and/or catch-up on underfunded reserves.
The summary above is a very abbreviated snapshot of SB 4-D. If you have any questions regarding how this legislation may affect you, contact a real estate or condominium law lawyer to better understand your rights and/or obligations.
Andrew Pineiro, Esq., Pineiro Byrd PLLC, 4600 Military Trail, Suite 212, Jupiter,
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Jupiter Coastal Properties
Real Estate Sales and Rentals
All information and Data is compiled from MLS records and is deemed to be reliable but not guaranteed. Sold information does not include private sales transactions. Neither articles, advertisers nor non-advertisers should not be considered as endorsements of any product, business, service or person.
Sales Last Updated 03/16/2023 Vol 118
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