Sure there are many condos to choose from in today’s market, but not many offer the type of luxury lifestyle living you find at Sapphire

Sapphire condos are nestled between the beautiful aqua waters of the Atlantic Ocean and Fort Lauderdale’s famous intracoastal waterway. Enjoy walks on the world renown sands of Fort Lauderdale Beach or indulge in some of the most amazing nightlife and shopping in the world. Sapphire is located just minutes from Las Olas Boulevard ( The Rodeo Drive of Fort Lauderdale ) and downtown Fort Lauderdale.

Sapphire was designed by the award winning Kobi Karp design firm. All of the residences have ample space ranging from 1456 sqft of living space to 2680 sqft living space. Pricing for a 2 bedroom condo start in the low $500’s. All of the condos come with large terraces and are equipped with the finest luxury features. Some of the luxury condo features include :

• Granite Counter-tops and Back-splash
• Stainless steel appliances
• Contemporary European style cabinetry with choice of finishes
• Stainless steel under-mount sink with designer faucet with pull out spray
• Master bath includes marble countertops and flooring with designer fixtures, luxurious soaking tub, private glass enclosed shower, and under-mounted ceramic sinks

The developer, Altman, is very familiar with providing the best building amenities in the business. Sapphire is no exception, comprised of 2 towers that rise 12 stories and are absolutely full of amenities. Some of the luxurious amenities include :

• Tropical sundeck with lush landscaping
• A 25 meter pool with private cabanas
• State of the art fitness center complete with yoga/aerobic studio, his and hers private locker rooms featuring steam rooms, spa treatment rooms and sauna
• Elegant condo club room which will include a full kitchen and flat screen televisions for private parties
• Professional business center with conference rooms and high speed Internet
• 24 hour attended lobby and valet parking as well as a 24 hour resident concierge
• Housekeeping and laundry services are also available

Unbelievable incentives are now being offered for a limited time at Sapphire!! As a new owner at Sapphire you will receive the following:

• A 2 year lease on a brand new Mercedes Benz convertable!
• Over $30,000 in incentives!
• A social membership to the Harbor Beach Marriott Resort and Spa just 4 miles South of Sapphire

For more information on Sapphire and all other condos or homes in Fort Lauderdale contact Gregory Horton.

We have all seen them at one point or another, either driving over the 17th street causeway or cruising East Las Olas boulevard. They are the massive, beautiful, waterfront homes of Fort Lauderdale’s lucky elite.

Although most would have to climb pretty far up the success latter to be able to own one of these homes it would still be nice to know what to expect when you reach the top.

I have broken down the market for you so you can start planning now! I hope you enjoy the numbers and feel free to leave comments! The following numbers are based on homes in the City of Fort Lauderdale priced over 5 million.

• Number of homes on the market : 55
• Number of homes located on the water ( Ocean and Intracoastal Access ) :54
• Average amount of square feet under A/C: 8,227
• Average time it takes to sell an ultra - luxury home in today’s market : 256
• Average year the home was built: 2002

This is just a quick snap shot of the market today. I look forward to any questions or comments about the luxury home market you may have. I have the pleasure of working in this market every day and hope to be able to provide the most up to date information possible pertaining to this market. Should you have any questions that you would like to discuss with me directly please drop me a line, I look forward to it!

In a market where everyone wants a deal, and ritefully so, Bamboo Flats delivers.

Bamboo Flats is a very innovative and unique community compromised of 57 European style flats. A flat is a widely used term for apartment in Europe. Bamboo Flats are more like townhouses than flats in my opinion. There are 4 floor-plans which range in size from 1800 to over 2400 square feet. Each floor-plan offers a rooftop terrace that affords views of downtown and the chic Flagler Village area. Each plan spans 3 or 4 levels and the terrace is reinforced so it can accommodate a hot tub if the new owner should want one.

Each of the floor-plans is spacious, open and allows plenty of natural light. One of the huge advantages of owning a home in Bamboo Flats are the volume ceilings. Ceilings on the first floor are 9 feet, 11 feet on the second floor, and 10 feet on the third floor. Each flat will come equipped with a brand new Italian style custom kitchen that will include top of the line GE profile appliances and modern granite counter-tops. Bamboo Flats also offers a secluded tropical environment including a tropical garden complete with tranquil waterfalls and a heated pool area for residents.

The Following Price Per Square Foot Comparison will Show you the VALUE between a town-home ( flat ) at Bamboo Flats as compared to Victoria Parklocated just across Federal Highway from Flagler Village and Bamboo Flats.

Bamboo Flats :

• 3/ 3 and 1 half bath, a 2 car garage and rooftop terrace 2755 square feet total : Price per square foot $163

Victoria Park Town-homes :

• 3/2 with a 2 car garage 2420 square feet total : Price per square foot $266

THE SHOCKER : These two town-homes are less than a half a mile away from each-other!! If you were to travel by car they are an estimated 2 minute drive! It is plain to see why people are starting to flock to the Flagler Village neighborhood and choosing to take advantage of a diverse emerging community for a fraction of the cost. Will you be left out in the cold?

If you enjoyed this article and like to be kept up to date on what is happening in the real estate market in Fort Lauderdale please sign up for my BLOG and feel free to participate and ask questions.

For additional information and a list of homes available in any of these areas contact Greg Horton.

Tarragon Corporation, the developers of the Las Olas Riverhouse, has announced its recent sale of 100 E. Las Olas Boulevard for $15 Million to Simmons Vedder & Co.

100 E. Las Olas was originally planned to be a 25 story high rise adjacent to the Riverhouse. The tower was to be adjoined to the Riverhouse by a sixth floor terrace. The first two floors of the tower were designed for mixed use which would have included a day spa and fine dinning to name a few. The prices were to range from $600,000’s to over $900,000.

The tower upset many of the current Riverhouse owners since 100 E. Las Olas would be blocking some of their views. The Riverhouse owners will not be able to breath an early sign of relief just yet. The new owners Simmons Vedder & Co. do plan to have involved discussions with Riverhouse owners and neighboring commercial owners to make sure the building will be in context of its urban setting. Simmons and Vedder has not yet released how tall the new building will be but it will contain a mix use of retail, office, and hotel options.

The sale of the property by Tarragon was spurred by their need to become more liquid to reduce their dept in the current market. Tarragon Corp also sold the following two properties :

• The Vintage at Abacoa in Jupiter, Florida
• Kennesaw Farms Apartments development in Gallatin, Tennessee

The sale of all three properties totaled $91,367,000

We are seeing a renaissance happening in various areas of Downtown Fort Lauderdale. The diversity of different types of housing options being offered at this time is huge. The city is starting to develop unique neighborhoods with very different feels such as Flagler Village, The Himmarshee area, and the Las Olas ( Colee Hammock) areas. The buyer sits firmly in the drivers seat in this market and it will be very interesting to watch as buyers start to reemerge and developers begin to move forward around the downtown area.

Please contact Greg Horton for additional information.

If you thought that Flagler Village was mostly lofts and industrial style living think again!

Strada 315 one of the newest buildings in the Village will be completed soon. The developers of Strada are Northpoint Southpoint Realty Development based out of Delray Beach. Southpoint is a developer that not only has its finger on the pulse of city life but also has a strong sense of place for the residents living there.

The tower is located East of Andrews, South of SE 3rd Avenue, South of NE 4th Street and North of NE 3rd Street. This location puts Strada in the very heart of Flagler village and its eclectic atmosphere. The new residents will enjoy being only minutes from anything they could ever want to do in the City of Fort Lauderdale and still be able to be sunning in a beach chair in less than 10 minutes from their new home.

The developer is now in the final phases of closeout where some real great deals can be had! Prices for the closeout will begin in the $300’s offering homes for almost any budget. The building offers a wide arrange of floor-plans starting at 679 square feet of total living space to 2093 square feet of living space. Strada’s amenities will really stand out amongst the crowd and will feature an elevated amenity deck that will showcase the ultimate in recreation, relaxation, health, wellness and leisure activities. Some of the amenities will include :

• Lushly landscaped amenity deck
• Over-sized free form pool
• Jacuzzi
• Fully equipped state of the art fitness center
• Social center with kitchen
• Business center with high speed Internet access
• Relaxation area

The Strada was designed for those that appreciate ultra - contemporary architecture. The curvilinear design gives it a feeling of movement while standing still. The innovative condos will feature all of todays latest features throughout. The developer’s tag line says it all, Distinctly urban-Decidedly different-Defiantly you. I agree with distinctly urban and decidedly different but as far as definitely you, thats your call. Contact Greg Horton today to see for yourself.

The first developments that we will be looking at in this weeks blog topic on the Flagler Village area are the Foundry and Mill Lofts.

If you are not familiar with the Flagler Village neighborhood in Fort Lauderdale please refer to my previous post. The Foundry and Mill Lofts are being developed by Hooper Development. Hooper Development is a community based development group that has already built the wildly popular Avenue Lofts. Avenue Lofts, The Mill and Foundry Lofts are located in what has been coined FAT village. FAT village stands for Flagler Arts and Technology District and is located on the West side of Flagler Village.

The Foundry Lofts and Mill Lofts consist of “Hard Loft” spaces complete with imperfections and cracks that help it achieve the look of the 1930’s factory loft conversion. The spaces range in size from 1050 square feet to approximately 1600 square feet. The spaces run true to the 1930’s era look by including the following :

• Hard wood floors
• 12″-14″ foot ceilings
• Large expansive windows
• Exposed mechanical duct-work
• Gas range cooktops

Some additional modern day features will include:

• Stainless steel appliances
• Europen style custom cabinetry
• High speed wireless Internet
• Heated swimming pool
• Covered parking.

If you have not yet seen the Foundry and Mill Lofts I would strongly recommend that you take a look. Just follow the LINK and give me a ring.

Walking through the loft style buildings is a very unique experience. It is very refreshing to see this type of development in Fort Lauderdale. As you walk around the buildings you will find shops and cafes such as Brew Urban Cafe. The Brew Cafe is located on the ground level of Avenue Lofts which is an easy walk from The Foundry and Mill Lofts. Residents can enjoy a menu of specialty brewed coffeee of the day, an afternoon smoothie, or frozen drink. They may also relax at the end of the day by meeting friends and enjoying a glass of wine or a micro-brewed beer. The cafe also offers Internet access.

There are many great buys out there right now due to the current market conditions. It is my opinion that when the market starts to turn you will see accelerated appreciation in the Flagler Village area due to its development potential, convenience, and neighborhood feel. The affordability factor is here for now, with prices starting as low as the upper $200’s, but it will not be around for long. If you are thinking of buying, you owe it to yourself to check out the opportunities being offered in these great buildings.

In the days ahead, I will be featuring some other great development opportunities in the Flagler Village area. Feel free to sign up for my BLOG and get my latest posts directly to your e-mail or Internet reader.

In the Mid 80’s the Flagler Heights section, as it was called back then, was not the place to be, to say the least.

The neighborhood was run down and forgotten. The historic neighborhood once called Flagler Heights, renamed Flagler Village, is undergoing a major revitalization that will make it one of the most desirable neighborhoodsin all of Broward County. The Flagler Village area consists of 151 acres of Fort Lauderdale’s East side community redevelopment area. The boundaries of Flagler Village are Broward Boulevard on the South End, North to Sunrise Boulevard on the North end, and from US-1 to the railway corridor. Developers with a vision began purchasing the land years ago while it was still in despair hoping to develop affordable “urban living environments“. That vision has since paid off. Many “mixed use” projects are now in the works and being offered at very reasonable prices!

The following are a few of the ongoing unique developments that I will be blogging about in the upcomming weeks. They are all currently available in the Flagler Village area:

• The Foundry and The Mill Lofts
• The Exchange Lofts
• The Heights at Flagler Village
• Strada 315
• Bamboo Flats

Flagler Village is less than 5 minutes from most of Fort Lauderdale’s entertainment and fine dining. There is a real “neighborhood feel”to Flagler Village. Quaint cafes and restaurants are within walking distance. Flagler Village is very pedestrian friendly, offering trolley service throughout the village by A & E trolley. There are plans for a light rail system that the city just received funding for. The proposed rail system will include Andrews Avenue, 2nd Street, 3rd Avenue, and Las Olas Boulevard.

Flagler Village truly marches to its own beat. In the weeks ahead I will feature some of the many ongoing communities that are emerging within this bohemian feeling neighborhood. Do you have a story to tell about the emerging Flagler Village? Let us know about it!

As we all know being Realtors we have LOTS of stories to tell!

I chose to tell one of my very first real estate memories that I am reminded of still to this day.

It was about 7 years ago when I was given a referralthat know-one seemed to want. The referral was a young woman looking to buy her first home. The woman had rented for years and decided it was time to take the leap and become a homeowner. I myself had purchased my first home at the time and was excited to share my personal stories with her. During the few weeks we spent together looking at homes I came to find out that her boss was a district attorneyfor Miami Dade. She had told me he was thinking about selling his home and I of course gave her some more of my cards to give to her boss and any friends who may be looking to buy or sell. Shortly after we ended up finding the perfect home for her.

The home was a 3/2 in Pembroke Pines with a quaint patio and a hot tub. About a week after she woved in I received a call from her boss the D.A. We spoke for a while about the home he wanted to sell and set up a time to meet. I ended up meeting with him and listing his home. About a month and a half later the home was sold and he was a very happy seller! During this transaction I ended up becoming good friends with him and he decided to have me help him look for a home to buy as well. I then spent a few weeks with him looking for homes. We found a great condo on Millionaires row that he was very happy with. The condo appraised $30,000 higher than our contract price. Needless to say he was now a very happy buyer!

He than introduced me to his family from New York who are full time real estate investors. I ended up acquiring numerous properties for them and still to this day I am helping them buy and sell real estate here in South Florida.

It just goes to show you that building good relationships and being a true professional really does pay off in the end. As far as the young lady who started this chain of transactions, she is doing great and still lives in the home I sold her in Pembroke Pines. We still keep in touch and yes I still receive referrals from her!

Thinking of buying or selling in South Florida? Call Greg Horton today for all of your real estate needs.

There are many neighborhoods surrounding the city of Fort Lauderdale, but no other neighborhood compares to the history, convenience and diversity of Colee Hammock.

So what are the top 5 reasons to live in this magnificent community? Lets start from the top :

5. Coming in at the number five spot is Colee Hammocks rich history : Colee Hammock was established sometime after 1836 by the Colee family. After the Colee family came a very influential figure in Fort Lauderdale History by the name of Frank Stranahan. Mr. Stranahan first pitched a tent along the banks of the New River in Colee Hammock in 1893. Later he built a small store and one room huts with canvas tops for the few transients passing through, on the present site of the Stranahan home on the bank of the new river. So I assume you can say that Colee Hammock was were it all started.

4. Slipping into number four is the diversity of housing options: Colee Hammock is known for its diverse style of homes and lifestyle options. Whether you prefer the nostalgic mid - century homes of the past or ultra modern townhouses and condos offered today Colee Hammock has it all. It is not uncommon to see a 1936 mid - century home with authentic pine floors and beam ceilings right down the block from a brand new tri - level loft modern townhouse. It is this diversity that brings the community together on so many levels.

3. The number three spot goes to Close Proximity to Shopping and Dinning : No other neighborhood comes close in this category. Colee Hammock literally surrounds Las Olas Boulevard. Las Olas is the Rodeo Drive of Fort Lauderdale and is on the forefront of everything from fashion boutiques, art galleries, restaurants, side walk cafes, and nightclubs. Residents of Colee Hammock have the luxury of walking just outside their front door and experiencing all Las Olas has to offer.

2. Squeezing in at number two is Colee Hammocks location in regard to business: Colee hammock is located minutes from Fort Lauderdale commerce. Some of the companies located just a short ride away include Auto Nation, Citix Systems, DHL Express, National Beverage Company, Tennant Healthcare, American Express, and Motorola. No other neighborhood puts commerce at your doorstep like Colee Hammock.

1. The number one reason to live in Colee Hammock is you guesed it, its location to the pristine beaches : Located a short walk from the heart ofFort Lauderdale beach and the Atlantic Ocean, Colee Hammock provides a lifestyle unmatched anywhere! Boaters will enjoy the ability to be on the water cruising the inter-coastal or sport fishingoff the coast in minutes. Colee Hammock homeowners enjoy the luxury of having one of the most pristine beachesanywhere in the world within walking distance. Five star resorts and restaurants scatter along Fort Lauderdale Beach awaiting your enjoyment.

Well there you have it the top five reasons to call Colee Hammock home. From Fort Lauderdale’s very first resident to its modern day conveniences there are many reasons people choose to call Colee Hammock home. It is evident Colee Hammock will remain the best neighborhood to live in Fort Lauderdale for years to come. To learn more about how you can become the newest homeowner in Colee Hammock call Greg Horton today.

It looks as if there may be a light at the end of the tunnel after all.

The following information was based on home

s on the water in East Fort Lauderdale. You can see in the graph pictured that inventory for this specific location has risen, crested, and is now on a decline. Pending sales from 5/06 to 1/07 have shown a decline but are now from 2/07 to 7/07 on the rise. The same holds relatively true for sold homes within the same time frame.

So what happens when you put all of this together? Putting all of this together shows that our inventory is becoming smaller. As homes go pending and begin to close we will start to see a flattening out of the market. What does a flat market mean exactly? Well for one if you are thinking about buying real estatein the East Side of Fort Lauderdale on the water it means take out your checkbook!

Everyone knows that when you buy real estate you want to make your money up front by negotiating the best deal possible with the seller. In a flat market home prices customarily stay “flat”. The prices neither go up or down. Normally in the real estate market cycle after a elongated leveling out prices will rise and appreciation will rise. By negotiating a good deal in a flat market you will be able to reap the rewardswhen the market begins to heat up!

Contact Greg Horton for up to date market information in and around Fort Lauderdale.