Archive for the 'South Tampa Neighborhoods' Category

South Tampa Neighborhood Focus: Palma Ceia

March 5th, 2008 categories: Tampa Real Estate, Tampa Homes, South Tampa, Tampa Neighborhoods, South Tampa Neighborhoods

Palma Ceia is one of south Tampa’s more desirable locations. It is centrally located on the Interbay Penisula, just east of Dale Mabry Hwy, which bisects the peninsula from north to south. This location puts the neighborhood in excellent proximity to schools, shopping, services, and all of south Tampa’s primary activity cores. It is very close to both Plant High School and the Palma Ceia Golf and Country Club.

Developed beginning in the early decades of last century, Palma Ceia has a mix of older homes as well as many newer homes built in recent years. There are many well preserved and restored bungalows, built in the 1920’s. Mediterranean (Spanish) style homes are also abundant in Palma Ceia. Current home prices in Palma Ceia range from the mid $200’s to $1 million+.

For the south Tampa home buyer that loves the charm of the older and sometimes more architecturally interesting homes (my opinion), Palma Ceia is great neighborhood in which to focus. But at the same time, Palma Ceia also has many newer homes, many built within the last 5 years. There are also some townhomes in Palma Ceia as well, but the predominating property type is single family. The zoning in Palma Ceia is in large part RM, or multi-family. There has been a recent push to re-zone much of Palma Ceia to RS (single-family) to match the predominating nature of the area.

Much of the charm of Palma Ceia comes from the many older homes, as well as the many grand live oaks, and the red brick streets (limited sections) of early last century. The predominating lot size is 50′ x 100′, but there is a section of Palma Ceia with many 100′ x 100′ lots also.

Click on any of the Palma Ceia home photos above for further information.

Browse more Palma Ceia Homes For Sale

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It’s All About The Grid-Tampa Luxury Home Sales

January 25th, 2008 categories: Tampa Real Estate, South Tampa, Tampa Waterfront Homes, Tampa Luxury Homes, Tampa Neighborhoods, South Tampa Neighborhoods

Doing some research this afternoon, and in looking at sales (single family homes) over and above $2.2 million dollars in Hillsborough County since 2003 we find:

There have been 83 of them.
Median size is 6114 sqft.
Biggest concentrations? Grid WL18 (South 1/2 of Davis Islands) leads the way with 15. Next up is WH17 (Culbreath Isles) with 12. WL17 (North 1/2 of Davis Islands) and WJ17 (Golfview area) each have 7 apiece. The other 42 are fairly scattered.
Average days to sell = 191.
Average Sold price per sqft: about $497

Data used is from Mid-Florida Regional MLS, all brokers/agents included. Does not include any private, non-brokered sales.

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Noisy Nights On Westshore

December 19th, 2007 categories: Tampa Real Estate, South Tampa, Westshore, South Tampa Neighborhoods

If you live on the far west side of the Interbay Peninsula, as I do, with no doubt you’ve noticed the increase in larger aircraft using the east runway at TIA. I’ve noticed that around 11:30pm for the last few nights, there is a steady flow of noisy air traffic for about an hour or so.

The larger aircraft typically use runway 36L that brings them in over the bay instead of right over Westshore Blvd as runway 36R does. But since there are some rather large cranes just south of the airport that begin construction work at 11pm, 36R will be getting more nighttime use.

The construction is tied to the Tampa Airport Interchange Project, the mess near Spruce and the expressway. Here’s the disturbing news: “Based on the FDOT’s construction schedule, this situation will have to occur over the next 3 years.”

TIA, in its efforts to keep area residents notified, has created a Community Noise Impact Notifications page on its website so that we can know when to go to bed with the earplugs in place. You can even sign up for e-mail notifications. Comforting, is it not? Check it out: Tampa International Airport noise impact.

But in TIA’s defense we have one of the best airports in the world. I grew up in New Orleans, and the airport formerly known as Moisant, is much the same as it was in the 1970’s, awful. But I still look forward to the bumpy landing there in anticipation of grabbing a beignet and a Daquiri. And at least TIA is being pro-active and doing something to keep residents in the know. The new interchange will hopefully improve what is currently a clusterf…, if you know what I mean.

Read the latest TIA Community Noise Consortium Letter.

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South Tampa 33629 Market Report

December 13th, 2007 categories: Tampa Market Conditions, South Tampa Neighborhoods

Zip code 33629 is home to such south Tampa neighborhoods as Bel Mar Shores, Bel Mar, Palma Ceia, Palma Ceia Park, Virginia Park, Maryland Manor, Culbreath Isles, Sunset Park, Culbreath Bayou, Golf View, Parkland Estates, etc. These are some of Tampa’s more desirable neighborhoods.

I had a client recently ask how that zip is doing with regard to home prices. I told him that for the most part, 33629 is holding its own, the downside has been limited. But as with all clients, I wanted to give him some hard numbers to back up my take on that market. So I figured those numbers would be good material to share.

In all of 2006, 33629 had 299 sales of non-waterfront, single-family homes. The median sold price in 2006 was $433.5k. Prices ranged from $175k to $3.8 million.

In 2007 (through December 12th 5pm) there were 249 sales of single-family homes, excluding waterfront properties. That’s about 83% of the sales volume of 2006. (Citywide, sales are running at about 60% of 2006 levels.) Median sold price has been about $431k to date with only 19 days left in the year. That’s less than a 1% drop in the median price of a single family home sold in 33629 for 2007 as compared to 2006. Sold prices YTD have ranged from $170k to $2 million. Average sold price was down by just around 1% as well.

So yes, zip 33629 has been fairly stable with regard to prices of sold single family homes. But there are currently 326 of those same homes on the market looking for someone to love them. That’s well over a year’s supply, at least with regard to 2007 demand. Foreclosures and short sales are relatively limited in this zip code to date.

Lumping all single family homes in one zip is still quite a generalization, but it does give us an overview. A more specific subset of those homes, in a more specific area, may very well show larger declines in sales and prices. But overall, 33629 has had limited downside to date.

Data used is from the Mid-Florida Regional MLS, all agents/brokers included. Data does not include most private, non-brokered sales.

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South Tampa Waterfront Condo Choices

November 6th, 2007 categories: Tampa Real Estate, Tampa Condos, Tampa Waterfront Homes, South Tampa Neighborhoods

The south Tampa area is a peninsula that splits Hillsborough Bay to the east, and Old Tampa Bay to the west. Surrounded by water, you’d think that buyers would have many choices when considering a south Tampa waterfront condominium community. And there are many choices if one is simply looking for a highrise condominium with bay views. You’ve got the many choices on Bayshore Boulevard which fronts Hillsborough Bay, with views of downtown and Davis Islands. Bayshore Boulevard residents also have easy access to the sidewalk/recreational trail stretching from Ballast Point northward to downtown.

But none of the Bayshore condominiums offer boating access to the Bay and the Gulf of Mexico beyond. So what choices does the buyer have on the Interbay Peninsula? There are basically 3 choices, all on the west side of the peninsula, on Old Tampa Bay.

Westshore Yacht Club

Starting furthest south, Westshore Yacht Club is a new, private, gated community of single family homes, townhomes and highrise condominiums. Castillo Tower is the highrise, set back from the bayfront, but with exceptional views to the west and east from all units. Prices begin at around $850k for a 3 bedroom, 2100sqft., 4^th floor unit. Most of what’s available now are resales with limited developer inventory remaining. Two additional towers are planned. Westshore Yacht Club has its own private 49–slip marina with ship’s store. Slip ownership begins at $170k, while the cost to lease a slip begins at $15/slip ft. Westshore Yacht Club also has club facilities (pool, fitness, spa, lounge) that all residents pay $5800 per year to use.

Browse Westshore Yacht Club For Sale

Culbreath Key Bayside

On the lower end of the price spectrum, and near the middle of the peninsula, is Culbreath Key Bayside Condominiums. Built in 1999 as apartments, Culbreath Key converted to privately owned condominiums in 2004, and has 47 private boat slips available on a small canal that accesses Tampa Bay near the Gandy Bridge. But most CK condos don’t offer any water views. The project has separate buildings, each only 4 floors up. The 2 buildings furthest west, buildings 8 and 9, have the only units that offer any decent water views. The units on the north side of building 9 offer the best water views, and are thus the highest priced within CK. The boat slips are privately owned, some are available for lease. CK condo buyers can search out a condo with a boat slip as a package, or purchase a condo and boat-slip separately. There is currently a 1/1 on the south side (canal/Gandy Blvd-view) of building 9, with a boatslip, priced at $275k, all inclusive. By contrast, there’s a 1/1 on the south side of building 8 priced at $179k, with a boat-slip available for an extra $50k. Culbreath Key is gated, has a pool and fitness center. Buildings 8 and 9 offer covered parking with an elevator.

Browse Culbreath Key Condos For Sale

Mariner Condominium

Mariner Condominiums, a 45 unit building rising 8 floors up, is situated near Kennedy Blvd, just off I-275, near Tampa International Airport. Built in 1973, Mariner Condos has very little turnover with only 5 units transferring ownership in the previous 24 months. There is a waiting list for the small group of boat slips on a small body of water adjacent to I-275. One unit is currently listed for sale, a second floor 2/1 at $469k.

Contact me for further information on these, and other south Tampa, Harbour Island and Davis Islands waterfront condominiums with Tampa Bay and Gulf of Mexico access.

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