Dec 17, 2008

Fort Lauderdale city commissioners approve Beach Walk

FORT LAUDERDALE - Fort Lauderdalecity commissioners have approved Beach Walk at Bahia Mar for city owned, privately leased property at 701 Seabreeze Blvd.

The commission's vote Tuesday clears the way for an expansion of the property on the Intracoastal Waterway south of Las Olas Boulevard.

Part of plans for a major overhaul at the Bahia Mar Beach Resort and Yachting Center, the project adds two three-story buildings on Seabreeze.

The city granted a reduction in parking from the required 1,394 spots to 1,025, and waived a maximum 200-foot building length requirement to allow 375 feet.

The project includes a landscaped 10-foot wide walkway along Seabreeze Boulevard and a promenade along the Intracoastal Waterway.

source: sun sentinal

link:

http://www.sun-sentinel.com/community/news/fort_lauderdale/sfl-beachwalk1217,0,6989762.story

What to do with an inherited condo in South Florida


Nancy Phillips was left with two West Palm Beach condominiums when her mother passed away in early November.

The pain of losing her was tough enough, said Phillips, who lives in Poughkeepsie, N.Y. But the real estate decisions she faces now are wrenching as well.

"I don't know what to do, to be honest," she said.

In what is the worst market in years, those who inherit condos have a few tough choices: Decline the gift, sell at rock bottom prices, try to rent (if condo documents allow it) or be prepared to pay thousands for property taxes, assessments, maybe even a mortgage.

Daniel Vasquez Daniel Vasquez

There is no one-size-fits-all answer, says Matthew Zifrony, an attorney with Tripp Scott, a Fort Lauderdale-based firm that represents more than 70 condo and homeowner associations. First figure out if you want to keep it and whether you can afford it.

If you decide to sell or rent, Zifrony recommends upgrading kitchens and bathrooms to be competitive in this high-inventory market.

"Improve the overall look," he said.

If you go the rental route, make sure to follow all association rules (some require background checks of renters) and clear your actions beforehand with the board. You should also check local listings or talk to a real estate agent about the going rates.

Phillips inherited two units at Century Village Condominiums, including one purchased last year.

It has a $40,000 mortgage and $15,000 in upgrades. Still, "our agent said we should put it on the market for $35,000, but not to expect to get it," Phillips said.

It will cost her about $9,000 a year to keep both units and fees could go up. A lot of condo communities are increasing fees to make up for cash-strapped owners who don't pay and revenue lost to members in foreclosure.

"And my mother also had a homestead exemption for her property taxes. I won't have that," she said.

Joan Sacco-Chalfant is also having to make tough financial choices.

Her husband of six weeks died unexpectedly of heart failure in July. Now she has two units at Oakland Shores Condominiums in Oakland Park on her hands. She already owned a two-bedroom apartment across the hall from the one she shared with her husband.

"If I tried to sell [his unit], it could sit on the market for a year or two and I would still end up having to pay all the fees," said Sacco-Chalfant, a retiree on a fixed income. "I figure it's smarter to hold onto to it. But there's no way I can without being able to rent one of them."

Initially, her association board did not want to allow it. "But they recently ended up working it out with me and I'm very happy about that," Sacco-Chalfant said.

When associations make it easier for unit owners to rent, they help keep a unit off the market that is likely to sell low.

"Most of the time when someone passes away and the condo goes to a family member, they don't want to keep it and just sell it off fast," said Stanley Siegel, president of the umbrella association for Century Village Condominiums in Boca Raton. "In plain English, they just dump it."

"It doesn't hurt the association" when condos go for relatively cheap prices, he said. "But it may be a burden on those who also want to eventually sell."

Zifrony said it's important for heirs to study all options, especially if there is a mortgage on the unit.

"It can be very expensive for someone to inherit a property in this economy," he said. "If the mortgage exceeds the value of the condo, you probably wouldn't want to accept title."

You can decline the inheritance as long as your name is not on the deed and you are not named in what is called a "life estate deed," which automatically transfers title upon death of the original owner, he said.

If you plan to leave someone property, it's best to set things up in writing, advises Karen Alexander, a probate attorney based in Palm Beach County.

If an heir must go through probate court, it could easily take three to six months.

"It's always easier if you use a will," Alexander said. She said some people add a name to their deed before their death. "This is a faster way to transfer a deed after a death, but it can open up a can of worms, too."

She said about two months ago a client had to show up to the closing with a bank check for the buyer worth more than $10,000.

"She wasn't even sad," Alexander said. "She was happy not to have to pay for it anymore and to cut her losses."

Daniel Vasquez can be reached at condocolumn@sunsentinel.com or at 954-356-4219 ( Broward County) or 561-243-6686 (Palm Beach County). His condo column runs every Wednesday in the Local section and online at www.sunsentinel.com/condos. You can also read his consumer column every Monday in Your Money and online at www.sunsentinel.com/vasquez.


source: sun sentinal

link:

http://www.sun-sentinel.com/business/custom/consumer/sfl-flbcondocol1217sbdec17,0,3785357.column




Dec 15, 2008

New data: Florida banks' health still slipping

It comes as little shock that the health of Florida banks continued to deteriorate in the third quarter of 2008, according to data just compiled by

Bauer Financial Inc

. Weaker Florida banks rose to 52 in the third quarter ended Sept. 30 from 35 in the second quarter. The good news? Few banks based in the immediate Tampa Bay metro area are seriously struggling. The bad news? Lots of coastal area banks — especially from Bradenton south to Naples — that got caught in the speculative real estate boom are listed among Florida's worst bank performers.

The St. Petersburg Times will add these fresh numbers to its easy-to-search bank ratings database in the coming week when Bauer shares its numbers. New credit union ratings will also be available in the coming week. More on credit unions below.

Bauer rates banks by "stars" — zero through 5. A five-star bank is very healthy, a three-star bank is okay and two stars or fewer indicate trouble. A zero-star bank is in deep distress. Here's where to check Bauer Financial directly for the latest bank information, and here for credit union data.

Florida had 11 zero-star, the state's most vulnerable, banks as of the end of the third quarter, up from seven in the previous quarter. (One of those zero-star banks, Bradenton-based Freedom Bank —not to be confused with a St. Petersburg bank with a like name — failed on Oct. 31 and was sold by federal regulators to a Michigan bank.) Here are the state's 11 zero-star banks — the closest ones to the Tampa Bay market being in Sarasota and Ocala:

Bank of Bonifay, Bonifay, FL
BankUnited FSB, Coral Gables
Century Bank FSB, Sarasota
Federal Trust Bank, Sanford
Integrity Bank, Jupiter
Ocala National Bank, Ocala
Ocean Bank, Miami
Premier American Bank, Miami
Republic Federal Bank, Miami
Riverside of the Gulf Coast, Cape Coral
Vision Bank, Panama City

If you do business with these banks, don't let soothing words of any of their executives lull you to sleep. Example: "As Century Bank's president, I want to assure you that Century Bank is positioned to weather these turbulent economic times," says a smiling John P. O'Neill, president of Sarasota's Century Bank on its Web site. Given Florida's deepening recession, these institutions are those most in need of new capital and most likely to face government seizure or a forced sale to a stronger bank.

How to protect yourself? Be absolutely sure that your deposits at these institutions fall below the federal deposit insurance limits as spelled out by the FDIC here. Deposit insurance limits recently increased from $100,000 to $250,000 — temporarily. The limits revert to $100,000 at the end of 2009. Pay attention to services like Bauer (and others) that track the health of financial institutions and choose to do business with healthy ones. And avoid ending up in low-ranked institutions in the first place. Plan ahead.

In the third quarter, the number of one-star banks — in trouble but not as serious as a zero-star bank — rose to six across Florida from two in the previous quarter. Again, none are based in the immediate Tampa Bay metro area, but many are nearby. Here are the six:

Centerbank of Jacksonville
Commerce Bank of Southwest Florida, Fort Myers
Community National bank of Sarasota County, Venice
Flagship National Bank, Bradenton
Florida Community Bank, Immokalee
Peoples First Community Bank, Panama City

Thirty-five banks were declared two-star — weaker than they should be an in need of strengthening — in the third quarter, up from 26 in the prior period. There are three two-star banks in this area, including one in St. Petersburg, one in Tampa and one in Clearwater. Here are all 35:

Bank of Miami, Coral Gables
Bayside Savings Bank, Port St. Joe
Beach Community Bank, Fort Walton Beach
Coastal Community Bank, Panama City Beach
Community Bank of Cape Coral
Community Bank of Manatee, Bradenton
Espirito Santo Bank, Miami
First Commercial Bank of Tampa Bay, Tampa
First Guaranty Bank & Trust of Jacksonville
First National Bank of Florida, Milton
First Peoples Bank, Port St. Lucie
Florida Capital Bank, Jacksonville
Great Florida Bank, Miami
Gulf State Community Bank, Carrabelle
Haven Trust Bank of Florida, Ponte Vedra Beach
Hillcrest Bank Florida, Naples
Horizon Bank, Bradenton
Key West Bank, Key West
Liberty Bank, Naples
Marco Community Bank, Naples
Oceanside Bank, Jacksonville Beach
Oculina Bank, Fort Pierce
Old Harbor Bank, Clearwater
Olde Cypress Community Bank, Clewiston
Orion Bank, Naples
Partners Bank, Naples
Peninsula Bank, Englewood
Prosperity Bank, St. Augustine
Riverside Bank of Central Florida, Winter Park
Riverside National Bank of Florida, Fort Pierce
Royal Palm Bank of Florida, Naples
Security Bank, North Lauderdale
Sun American Bank, Boca Raton
Synovus Bank of Tampa Bay, St. Petersburg
Vanguard Bank and Trust, Valparaiso

And what of the top performers, the five-star institutions in the state that have stayed out of trouble in difficult times? The number of five-star banks dwindled to 26 in the third quarter, from 40 in the second quarter and 71 in the first.

Finally, Bauer also lists Florida banks it calls "start-ups" — institutions still too young to have a track record to judge performance. Here are 13 start-ups in and around the Tampa Bay area, as of Sept. 30.

American Momentum Bank, Tampa
Central Bank, Tampa
First Avenue National Bank, Ocala
Florida Bank of Sarasota
Florida Traditions Bank, Dade City
Gateway Bank of Central Florida, Ocala
Gateway Bank of Southwest Florida, Sarasota
Gulfshore Bank, Tampa
Insignia Bank, Sarasota
Jefferson Bank of Florida, Oldsmar
Northstar Bank, Tampa
Sabal Palm Banks, Sarasota
USAmeribank, Largo

As for Florida's federally-insured credit unions, new Bauer Financial data show only one zero-star institution: Eastern Financial Florida Credit Union in Miramar. It was a zero-star credit union in the second quarter as well. Tampa's Bay Gulf Credit Union is the state's only federally-insured, one-star credit union. There are two two-star credit unions: Florida Episcopal FCU in Orlando and Suncoast Schools Federal Credit Union in Tampa which, with more than $6-billion in assets, is the state's largest credit union.

— Robert Trigaux, Times Business Columnist

source: tampabay.com

link: http://blogs.tampabay.com/venture/2008/12/health-of-flori.html

Judge rejects State Farm rate hike

A Tallahassee judge has rejected State Farm's bid for a 47 percent hike in property insurance rates, raising the specter that Florida's biggest private insurer could drop a significant number of policies statewide.

State Farm's original request was turned down by Florida Insurance Commissioner Kevin McCarty. In an appeal, the insurer said it could have justified a 67 percent increase because costs have spiked.

State Farm said it is collecting less in premiums because of big discounts given to customers who strengthen their homes against hurricanes.

Administrative Law Judge Daniel Manry rejected those arguments, writing that State Farm Florida did not prove that its rate filing "is not excessive, inadequate, or unfairly discriminatory.''

State Farm officials have repeatedly warned of potentially dire consequences if they were turned down — that they may have to shed a large number of policies or even pull out of Florida.

With about 1-million property insurance policies in Florida, State Farm of Bloomington, Ill., is by far the state's biggest private insurer, second only to state-run insurer of last resort Citizens Property Insurance.

Citizens' policy count has fluctuated dramatically: It swelled to 1.4-million in 2007 as private insurers fled because of the risk of hurricanes and their inability to persuade regulators to back double-digit rate hikes. But over the past year, small private insurers and start-up companies have selectively taken several hundred thousand policies out of Citizens.

The flood to Citizens left State Farm as the sole major private insurer, bigger than the next eight carriers combined. It has about 100,000 policyholders in the Tampa Bay area, almost one out of every six homeowners.

State Farm spokesman Chris Neal would not address whether State Farm would drop policies. But in a statement, Neal said the facts presented to Manry "should have led to a different recommendation.''

"We need to be able to pay our customers' claims, particularly those due to catastrophic events such as hurricanes. Our rate request is justified and necessary to stabilize State Farm Florida's rapidly deteriorating financial condition and to serve those customer needs,'' Neal said.

"We acknowledge that this rate increase poses a difficult situation for our customers, especially in light of these tough economic times; however, it is the only responsible choice.''

In rejecting State Farm initially, the state Office of Insurance Regulation said the company didn't follow state law and properly pass on to their customers savings from buying the state's cheap back-stop insurance.

McCarty's office has 30 days to issue a final order endorsing the judge's recommendations. Ed Domansky, a spokesman for McCarty, said there would be no further comment because the insurance commissioner acts as the final hearing officer.

Although McCarty is expected to echo Manry's recommendation, State Farm Florida urged him to take into account its "rapidly deteriorating financial condition.'' Earlier, State Farm Florida told employees it lost $200-million the first nine months of the year despite the lack of a major storm and continues to lose $20-million to $25-million a month.

After McCarty acts, State Farm could appeal to the 1st District Court of Appeal, but that route can be expensive and hasn't been common.

Earlier this year, administrative law judges ruled against Florida Farm Bureau and Hartford Insurance, which were some of the first companies to appeal the state's rejection of their rate hikes after lawmakers made it tougher for insurers to raise rates in 2007. Neither of those two companies subsequently filed an appeal.

Jeff Harrington can be reached at harrington@sptimes.com or (727) 893-8242.

[Last modified: Dec 15, 2008 04:18 PM]

source: tampabay.com


link:
http://www.tampabay.com/news/business/banking/article936107.ece

1616 SE 8th Street - Rio Vista Isles





RIO VISTA ISLES WATERFRONT HOME
NEAR DOWNTOWN FORT LAUDERDALE



Location:
Wide Water Views – Overlooks Lake Juanita
South Exposure provides lots of Sunshine in the Pool Area
Minutes by Car to the Airport – Beaches – Downtown
4 Blocks from Lauderdale Yacht Club with Tennis




Yachtsmen:
84 Ft Seawall allows a 74 Ft Yacht with Turning Basin
No Fixed Bridges - Minutes to Ocean via Boat
Wide Turning Basin for easy Navigation
Solid Concrete Dock Runs Length of Property



Highlights:
Glenn Wright Home Totally Customized by Owner
Handmade Authentic Clay Barrel Tile Roof
Imported Jerusalem Stone Floors & Walls
Hand Painted “Faux” Walls
Solid Core Arched “Pecky Cypress” Doors Throughout
Built-In Backup Generator System
“CGI” High Grade “Hurricane” Impact Windows & Doors
Bang & Olefson Sound System
Two Story Living Area: River Rock & Quartz Wall with Waterfalls
Handsome Den With Coral Fireplace & Marble Powder Room
Game Room with Wet Bar fits regulation size Billiards Table
Elegant Stone Staircase with Wrought Iron Railing
Formal Dining Room with Coffered Ceiling



Master Suite:
Two Bedrooms were combined to create an Oversized Master Suite
Two Oversized Walk-In Closets and Private Balcony
Upstairs Bedrooms all feature “Pecky Cypress” floors & doors


Master Bath:
Chiseled Glass Borders and Glass Pedestal Sinks
Separate Spa Tub + Multi “Rain head” Shower



Kitchen:
“Viking Professional Line” Appliances
"Downsview" Design Contemporary Kitchen
Solid Butcher Block Prep Area + Eat-In Table
Natural Gas Cooking
Wine Storage Room with Humidor - Separate Wine Cooler



Pool Area:
Oversized Marble Patio with Fire Pit for Entertaining
Heated Pool with “Spectrum” Lighting & Waterfalls Spa



3 Bedrooms – 3 Baths – Powder Room - 2 Car Garage
Den could Easily be Enclosed For 4th Bedroom
Room to Extend House and add Two Additional Bedrooms
2008 Taxes: $22,948 with Homestead
Optional Homeowner's Association



Square Ft per Builder Plans:
5191 Ft Total and 4158 Ft Living Space



Site: 84 Ft Water x 125 Ft
Year Built: Completed 2001 - One Owner Home
Central Cooling & Heating



Schools:
Harbordale Elem- Sunrise Middle- Ft Laud High



1616 SE 8th Street – Fort Lauderdale, FL, 33316
Price: $2,795,000
MLS:



OUR PROPERTIES
http://www.lasolaslifestyles.com



OUR FORT LAUDERDALE AND REAL ESTATE BLOG:
http://www.fortlauderdaleliving.net/



VIRTUAL TOUR:



LAS OLAS MERCHANTS & EVENTS:
http://www.lasolasboulevard.com/



Suzanne Wright: 954-328-0594
Rory Vanucchi: 754-246-7758
Jean Whitson: 954-494-4636
RoryScottVan@gmail.com



INTERCOASTAL REALTY
1500 East Las Olas Boulevard
Fort Lauderdale, FL 33301