TAMPA BAY REAL ESTATE REPORT A Look at Bay Area Neighborhoods By Jessica Sandler and Rebecca Markley - Historians Resolute, Minimal Commute: Tampa Bay’s Established Communities Way Down South Combining the luxury of city life with the comfort of a tight-knit neighborhood, South Tampa has been revered as a premiere residential area for more than 50 years. With neighborhoods such as Davis Islands, Palma Ceia and Beach Park, calling South Tampa home denotes a prestige for residents, but that’s not necessarily why they stay. “There’s a colorful mix of people and folks are so close together,” says Charles Greacen, an artist who works out of his Hyde Park home. “The area strenuously avoids ‘cookie-cutter’ housing, and offers the natural evolution of kids growing up in a neighborhood as opposed to a structured community.” In addition, South Tampa offers amenities that extend beyond those of the individual neighborhoods. Intimate restaurants and specialty boutiques line the main roads, as well as the side streets, and offer a welcome change of pace from the chain restaurants and malls of the suburbs. Greacen also attributes South Tampa’s allure to the architecture of the houses. “Although the area is noted for it’s bungalow-style housing––which is Florida vernacular for broad eaves and big front porches––there was also a Tudor revival and my own house is in a federal style,” he says. “But each piece of property has taken on its own individual look; the spreading of the oaks, this created canopy, is what makes this area special.” Historic Northeast Walking distance from downtown St. Petersburg, Old Northeast St. Pete has stood the test of time and continued to prosper, especially during the past few years. “We owned our house for two and a half years, and we recently sold it for our asking price––a 75 percent profit––after it had been on the market for only one day,” recalls Don Shea, president and CEO of the St. Petersburg Downtown Partnership. Shea and his wife Dianne, a realtor specializing in the Old Northeast neighborhood, chalk up the area’s increasing value to renovations being made to individual houses, and also to the surrounding areas. A revamped Sunken Gardens and the addition of more family establishments and restaurants help attract prospective homebuyers. “These are good houses with good ‘bones,’” Dianne says. “But aside from that, this is a real walking neighborhood, unlike the suburbs where you have to drive to everything.” On average, houses in the Old Northeast neighborhood go for $200 per square foot. But with few lots vacant for new construction, the value of existing houses continues to rise. “Some remodeled homes can go into the $300 per square foot range, depending on location and condition, while Coffee Pot Boulevard has homes that cost $2 to $3 million,” Dianne says. With an eclectic mix of architecture, from two-story colonial homes to Mediterranean-style houses to bungalows, the beauty of the Old Northeast neighborhood rests in the foundation of its dwellings. “There is a character to these homes, most of which were built between 1920 and 1925,” Dianne says. “It’s hard to find that charm in the houses that are built today.” Sentimental Streets From Anytown, USA, to the Magic Kingdom in Walt Disney World, there is one place that keeps Americana alive––Main Street, including that of Downtown Dunedin. Immersed in its small-town image, this city of 37,000 residents stays close to its roots. “Downtown Dunedin is a really sweet, small town,” says Lynn Wargo, president of the Dunedin Chamber of Commerce. “We appeal to everyone because we’re elderly-friendly and family-friendly. There’s an interesting mix of people from all age groups.” With an economy supported by more than 100 independently-owned businesses and its tourism industry, property values in Dunedin are on the up-slope as the downtown area continues to develop. Cottage-style, historic housing, only blocks from Main Street, and new waterfront townhomes on U.S. 19, offer prospective residents several different, but equally attractive, options. And there’s more on the way. “Some of our apartments will be reworked into condos to increase value, and future buildings will house businesses on the lower level and residential homes upstairs,” Wargo says. From its humble beginnings in 1925, when Dunedin was officially established as a city, to its modern-day nostalgia for the quintessential American town, Dunedin has remained a landmark for locals and tourists alike. “We have beautiful bungalow houses with oak trees on brick streets,” Wargo muses. “People want to know what we’re about, even if they’re only passing through.” The OC (Original Carrollwood, that is) “Houses in new neighborhoods are so close together, they’re sacrificing character to maximize space,” says Bernadette Van Osdal, a general sales manager for Cox Radio and a 10-year resident of Carrollwood. “To me, these neighborhoods seem very ‘Stepfordish’ (as in “The Stepford Wives”) and prefabricated and perfect, but it’s the imperfections of established neighborhoods that attract me.” Van Osdal found these imperfections so attractive that when she sold her Carrollwood home, she purchased another one only a few blocks away. This one offers expansive lake views and when built in the 1960s, was featured in national design magazines. “Our ‘new’ house was built by Dr. Orr, a gentleman who served under General MacArthur and helped with the educational system in Japan, so it’s Asian-influenced,” she says. “It’s important to me that Dr. Orr was willing to share who he was and the history of the house with us, but what made everything more special was the willingness of the neighbors to share what they knew.” As one of Tampa’s original suburbs, Carrollwood has long lived up to its distinguished reputation. Lakeside living and reputable golf courses, as well as easy access to most of Tampa’s major roads and highways, make Carrollwood’s site inviting. “It’s all about location, location, location,” says Chloe Adkins, a residential real estate agent with Coldwell Banker. “There’s a pride of ownership that residents take in their homes, which makes the whole area unique.” A pride with which Van Osdal is very familiar. “When you completely remodel your home, you have to put feeling and character into it, while still maintaining its heritage,” she says. “But there’s a pride that comes with that. And you can feel it throughout the whole neighborhood.” Quiet Seclusion, Activities Profusion: Tampa Bay’s New Communities The Not-So Wild West “There are some things I miss about South Tampa––our friends, restaurant options, views of Bayshore,” says graphic artist Michelle Sulzer, “but as far as a neighborhood for kids, I can’t imagine a better place than this.” This is the community of West Park Village in Tampa’s 2,000-acre development of Westchase. Sulzer and her husband, Rob, made a decision to relocate from South Tampa about a year ago, when their son was 18 months old. “If you look out the front window at four o’clock on any given day, you’ll see kids outside bicycling or roller skating on the sidewalk,” says Sulzer. “Dads will join in on football games in the yard when they get home from work and at six, we all go in for dinner. We joke about it, but this really is Pleasantville.” While the Sulzers opted to move to “the more kid-friendly suburbs,” the couple wanted a house with architectural features they’d enjoyed in their historic South Tampa home. And they found one. For a little more than $300,000, they bought a bungalow-style home, complete with a front porch swing, brick columns, wood siding and decorative trim. The 2,100 square foot house features three bedrooms, two bathrooms, formal living and dining rooms, a children’s playroom, and a state-of-the-art kitchen that overlooks a family room. To convey the sense of neighborliness often associated with older residential streets, West Park Village homes are situated snuggly, close enough that owners can chat from their porches. “We even have back alleys, just like in South Tampa,” says Sulzer. Everyone who lives here is trying to recreate that nostalgia, how life used to be.” Feeding the nostalgia is a group of restaurants and retailers at the West Park Village town center; Starbucks, a pizza parlour, a YMCA Express and a dry cleaner are among the shops located there. And as Sulzer points out, all are within walking distance. “The main reason we moved here was because we needed a larger house and a safe place for our son to ride a bike. But Starbucks is important to us, very important!” Back East Conscious or subliminal, the Sulzer’s choice of a home near Starbucks is indicative of a noteworthy home building trend. In fact, the nation’s largest developer of master-planned communities, Newland Communities, designs its neighborhoods to include a variety of gathering places for residents, be they parks, clubhouses, retail centers, or all of the above. “Our whole purpose is to create a sense of community, a sense of neighborhood. It’s about much more than how many homes we can fit on a property,” says Vaike O’Grady, Newland’s Regional Marketing Director, who oversees sales efforts at several local projects, including MiraBay and Covington Park in the SouthShore area and FishHawk Ranch near Brandon. “We acknowledge that people moving to a new area are not only seeking a house, but a sense of belonging.” A shining example of Newland’s work, FishHawk Ranch was developed on 3,000 acres and when completed in 2008, will contain nearly 5,000 homes. This summer, FishHawk will open its Garden District, a neo-traditional community similar to West Park Village at Westchase. “We believe people will pay for authentic design,” notes O’Grady. Pedestrian-friendly streetscapes in the Garden District will lead to a new two-acre “art park,” a performance venue enhanced by fiber-optic lighting and an outdoor living room with a fireplace and TV. Nearby, Park Square will fulfill demand for on-site retail amenities. Designed to accommodate a wide range of families and incomes, the Garden District’s 500 homes—from townhouses to cottages to estates—will range in price from the mid-$100s to over a million. All residents at FishHawk, the new Garden District included, may take advantage of the community’s events calendar. To encourage interaction amongst residents, thereby perpetuating a sense of neighborhood, FishHawk Ranch plays host to an ongoing series of events and activities, keeping homeowners informed via the Intranet. “Our penchant for community events is one of our hallmarks, whether it’s a fall festival, breakfast with Santa or a 4th of July bike parade,” says O’Grady. “As a developer, we’re unique that way.” Beaten Paths At 20-something, North Tampa’s community of Avila is among the oldest of the area’s “new” communities. But Avila is important to note as it remains one of the most desirable addresses in town, having perhaps set the standard for what planned communities could be. “There are a lot of nice communities in Florida, but Avila is unique in that it has always viewed controlled growth and tight deed restrictions as a key to maintaining property values,” says Don Newberger, Executive Director of the Avila Property Owners Association and former Tampa Police Chief. “Additionally, Avila maintains the entire property itself, from storm sewers to lamp posts to parks. We just spent approximately three-quarters of a million dollars to resurface streets.” Newberger notes that by assuming maintenance work usually provided by city or county governments, they are intentionally limiting public access to the property. Security at Avila is tight as the community is home to many sports celebrities, doctors and corporate executives. A contrast to communities that work to promote interaction, Avila is dedicated to providing anonymity for its homeowners. “These people cherish their privacy,” says Newberger. “They may be famous or well known, but when they go up to the club for a sandwich, they know no one will bother them.” The club––The Avila Golf and Country Club––is, indeed, a draw for many of the community’s residents. Theirs is a challenging, Jack Nicklaus-designed, 18-hole course with one really great practice facility. “The practice facility features a double-ended driving range which is oriented such that the sun may never be in your eyes,” says resident Jim Stanger, a wealth management consultant and avid golfer. “The course itself is ranked among the best private courses in Florida.” Stanger says he and his family moved to Avila, in large part, to support his nine year-old’s need to hit the links. Jimmy Stanger won the 2004 Avila Junior Club Championship for players ages 11 and under. “It’s the reason we’re here. Now, when I come home from work, my wife gives me a kiss, and my son’s waiting in the garage in the golf cart, ready to go.” Also close to 20 years old, but still growing, are the residential neighborhoods situated between Bearss Avenue and State Road 54, otherwise known as New Tampa. It all began in 1986 with the luxe planned community of Tampa Palms, followed shortly by the equally attractive Hunter’s Green. Today, New Tampa incorporates more than 10 different communities––some gated, some not––with homes priced from $130,000 to several million. “Newer construction has moved closer to the Pasco County line,” notes Jim Henning, a top listing agent with the New Tampa office of Florida Executive Realty, “and while inventory is fairly low, you can still find more house for the money out here. New Tampa is a good investment. The average resale price is $275,000.” Henning says it’s the sense of community, good schools and value that continue to draw people to New Tampa. “It’s a lifestyle choice. You have the country clubs, the Y, and downtown really isn’t that far. You can still get there in 25 minutes.” CPA Barbara Rocktoff and her husband Bill, a corporate controller, have lived in New Tampa’s Cross Creek for more than ten years. Among the first buyers in the community, they purchased their four-bedroom, two-bath home for less than $120,000. “When we began looking for a home, we wanted a young, family-friendly environment,” recalls Barbara. “We weren’t particularly drawn to South Tampa and while Brandon was attractive to us, it seemed quite congested. So we looked north and we’ve been very happy with our decision.” Rocktoff adds that while Bill’s commute downtown has become longer as New Tampa’s population has grown, they wouldn’t trade the friends they’ve made, the sense of place. “This offers all we ever wanted or needed in a community,” she says. “We have shopping and family restaurant choices, but most importantly, this feels like home.” Northern Exposure Pasco County is hot. Homebuyers are flocking to the widespread community of Trinity in the west and to the neo-traditional neighborhoods of Longleaf and to the premiere golf communities of Lake Jovita and the Champions’ Club. Some saw it coming. “The buyer coming to Pasco is a natural evolution,” says Janice Snow, the Community Relations Director for Lindell Properties, the developer of Wilderness Lake Preserve in Land O’Lakes. “There’s a semi-rustic feeling out here. People don’t realize how much of Old Florida is still available in Pasco County. It’s just beautiful.” The trade-off, if there is one, is the commute to Tampa, about a 40-minute drive. But Snow says even higher gas prices have not adversely affected sales at her property. “It’s just the contrary. People are making a conscious decision to live a certain way. Our homebuyers are choosing how to spend their life, their time.” Part of the allure at Wilderness Lake Preserve is the way in which the community––a total of 950 homes––is positioned around four recreational Lodges and the lake itself. There are rec rooms, classrooms, an activities center and a spa. Think “family vacation in the Catskills,” only you live here. “We came up one Saturday and just fell in love with the Lodge and the surroundings,” says resident Lisa MacDonnell, who with her husband, Lee, and their twins moved from Westchase a year ago. “It’s been so great not to have to get into the car and drive to entertainment. Here I can take the twins for a walk, a swim, to story time at the Lodge or we can have a picnic. We love it.” Homes available at Wilderness Lake range from $170,000 to over a million. Lindell Properties has been applauded for Wilderness Lake’s environmentally sensitive design and architectural integrity, even in commercial areas. The company is led by Carl Lindell and his partner, Ron Weisser. “They’ve surrounded themselves with the best of the best, from local planners to builders,” says Snow of her bosses. “We’ve taken no shortcuts.” Well-Priced Views, Boating Rendezvous: Tampa Bay’s SouthShore Edie Emerald-Barsch had been Tampa’s Film Commissioner for over seven years when she switched careers last year: She’s now a residential real estate agent specializing in the Apollo Beach area, a.k.a. SouthShore. “We’ve got so many buyers, contracts are stacked on our desks,” says Emerald-Barsch, “and they want to buy now. Demand for homes down here is twice the supply.” So what’s the attraction? Well for starters, SouthShore––which includes the communities of Apollo Beach, Riverview and Ruskin––is one of few places left in Tampa Bay that can offer waterfront property at a relatively affordable price. Homes on water (like the one Emerald-Barsch and her husband, Jim, bought in an established Apollo Beach neighborhood three years ago) are listing for about $500,000. “Value is still here,” says Emerald-Barsch, “Buyers coming in from other states are especially impressed when they decide to take a look.” Emerald-Barsch says land sales are hot too. Young people are grabbing property with eyes cast on retirement. “This is interesting to me,” she says. “We’re talking to people in their 30s who are looking toward retirement and know that in 20 years they won’t be able to afford to buy here.” Chances are, if a buyer wishes to relocate to the SouthShore area now, they’re familiar with Newland Communities’ MiraBay. One of a couple of new planned communities, MiraBay offers canal and lagoon custom and spec homes and a plethora of amenities. “We have five tennis courts, a state-of-the-art fitness center, a clubhouse and activities director, a resort-style swimming pool, on-site captains to teach boating and charting skills, even a bait and tackle shop,” says MiraBay’s Marketing Manager Paula Elliott. “There are canoes and kayaks for residents too. Our bird watchers love it.” Small business owners Jess and Chris Clarke moved to MiraBay with their young son and daughter last August. The family has moved three times in the last six years––from Connecticut to Colorado to Texas––and is thrilled to be back on the Eastern seaboard. “We have always been able to adapt to various conditions, but Jess and I just love living here,” says Chris. “MiraBay is a place full of community spirit. We’ve met so many wonderful people, who like ourselves, hoped to find a place that would foster a sense of neighborhood. MiraBay is that and much more.” Progressive dinners, holiday cookie decorating parties, fitness classes and fishing are among the activities the Clarkes say they’ve participated in recently. They particularly enjoy the water. “Our children love the idea of living on the water,” says Chris. “The fishing is especially nice when it’s right out your back door.” Clarke says she feels like she’s living at a resort. And that is precisely what the developer intended. “The vision was,” says Elliott, “that you don’t need to go away on vacation. Rather, you come home from work and you’re there.” MiraBay or bust! For the complete Real Estate Report plus a chart of What Will Your Money Buy, pick up the Feb/Mar issue of Tampa Bay Metro Magazine, on shelves now. 3902 Henderson Boulevard, Suite 100, Tampa, Florida 33629 (c) Copyright 2005 Tampa Bay Metro Magazine