Article
Courtesy of The Sun Sentinel
By
Robin Benedick
Published
December 24, 2006
The
sprawling seniors-only communities that popped up around South Florida in
the 1960s and 1970s were billed as amenity-filled complexes for active
retirees.
Today, with more healthy and wealthy retirees than ever, the demand for
55-plus housing remains high, and units in the older complexes are a
relative bargain.
It would seem to be a perfect sales environment. Except that the units
aren't selling.
Now considered small and outdated, the homes face competition from new
upscale retirement "resorts" in Weston and Palm Beach County.
With condo prices starting at about $300,000 and reaching $700,000, the
newer complexes feature nature trails, fitness centers and restaurants.
Realtors and community managers also say the older complexes were hit hard
by special assessments to cover repairs after Hurricane Wilma.
Add that to a glut of units, plus age restrictions that dramatically limit
the pool of buyers, and the units can be a tough sell.
Soaring costs have led to special assessments as high as $50,000 in
oceanfront communities, said Gary Poliakoff, whose Fort Lauderdale-based
law firm represents 4,000 associations in Florida.
"The bottom line is this is creating an enormous compression on the
senior retirees," especially those on fixed incomes, Poliakoff said.
He said many are trying to sell their units in a stalled market and he
expects some older communities eventually will drop their adult-only
designations.
"I think by normal evolution more and more of these older senior
communities will become ideal opportunities for affordable housing for
younger families," Poliakoff said.
Real estate experts say there are other factors that could benefit the
older retirement communities.
"There will always be people that can't afford the high upscale
places and these communities will be where they go," said Bonnie
Wilsker, Realtor-associate at ERA All Action Realty in Sunrise.
With some units in Sunrise Lakes in Sunrise and Kings Point west of Delray
Beach selling for as little as $40,000, such complexes have become
affordable housing for seniors, said Max Rothman, director of the Center
on Aging at Florida International University in Miami.
To qualify for a $40,000 mortgage, a retiree would have to earn about
$15,000 a year in Social Security and other benefits to cover the
mortgage, taxes and insurance, mortgage experts said.
The owner of a $300,000 condo would need to make at least $65,000 annually
and the owner of a $700,000 condo would need at least $150,000 in annual
income.
Realtors consider the older complexes the best bargains around, especially
because many have been completely rebuilt after being clobbered by
Hurricane Wilma in October 2005.
"The exact same condo in Delray, same size and location, in a
nonrestricted community that sells for $200,000 would sell for $155,000 or
$145,000 in a 55-and-over community," said Ron Schulman, managing
broker at Majestic Palms Realty in Boca Raton.
Beach-loving Baby Boomers on a budget are starting to take advantage of
that.
At the 40-year-old Coral Ridge Towers East in Fort Lauderdale, which is
near the beach and Intracoastal Waterway, one-bedroom units range from
$150,000 to $250,000, and two-bedrooms range from $250,000 to about
$350,000, said Coldwell Banker Realtor Ed Poirier.
That's
much less than the average $600,000 cost of a newer two-bedroom beach
condo, with some going for more than $1 million, he said.
As a result, half of the owners are now "people who are younger and
working but eventually they plan to sell their places and come down here
permanently," said association president Richard Creal.
While
the age-restricted communities continue to draw buyers from the Northeast,
more are now coming from Latin and South America and Miami-Dade County.
But despite their affordability, the older units "are just not
selling and a big part of the reason is the cost of insurance and
taxes" after Wilma, Schulman said.
Still, Sandy and Stanley Post aren't giving up. They have had their
three-bedroom Indian Spring condo in Boynton Beach up for sale since
April.
They've lowered the price to $260,000, and think their home will
eventually sell because of the amenities the gated community offers, which
include golf, tennis and swimming.
The couple plans to move closer to family in California.
"At our age, it's not worth getting depressed about because it's the
real estate market today," said Sandy Post, 67, who has lived in the
condo six years.
It took Joanne and Richard Weed about nine months to find a buyer for
their small retirement home in the Mainlands of Tamarac.
It sold in November after they lowered the asking price from $199,000 to
$185,900.
"We finally sold it with the help of God," said Joanne Weed, 62,
who is moving to Delaware.
Teri Rubinstein, 68, recently bought a lakefront, two-bedroom condo at
Kings Point in Tamarac for just under $200,000.
It's a few blocks from the adults-only community of single-family homes
she had lived in for 15 years. But after her section opened its doors to
all ages, she said the neighborhood became noisy and shabby looking.
"I didn't have anything in common with the younger people,"
Rubinstein said.
"I like being around older people and feeling a part of the
community."
Despite the gloomy market, some condo boards are imposing tough new rules
that make it harder for buyers to be approved. The reason: They want
buyers to prove they can afford special assessments or maintenance
increases to cover emergencies.
"We've had to because almost anybody can get a mortgage today and
when people qualify they never talk about the maintenance," said Joel
Leshinsky, president of the Inverrary Association in Lauderhill, which
includes 31 condo and homeowner associations.
Finding owners who are financially independent is key, he said,
"because once you've joined the club, you have to follow the
rules."
Alan Oshins, a broker with West Broward Real Estate Inc., said the high
costs of ownership are driving more people to rent a condo in these
age-restricted communities than to buy one.
"I'm seeing more rentals today than in years past because of
insurance and tax woes," Oshins said.
"Even the foreigners we usually sell to are more interested in
renting than buying because they don't get homestead and they don't want
to devote so many of their dollars to ownership."
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