Category: Uncategorized

FILING FOR FLORIDA HOMESTEAD IN 2019

sFloridaLuxuryHomes.com

Filing for Florida Homestead in 2019… 

The TIMELY Filing Deadline is Approaching! 
The timely filing period for Homestead Exemption for 
2019 is March 2, 2018 through March 1, 2019. The absolute deadline to 
LATE FILE 

 for any 2019 exemption — if you miss the March 1 timely filing deadline — is September 18, 2019. State law (Sec. 196.011(8), Fla. Stat.) does not allow late filing for exemptions after this date, regardless of any good cause reason for missing the late filing deadline.
All legal Florida residents are eligible for a Homestead Exemption on their homes, condominiums, co-op apartments, and certain mobile home lots if they qualify. The Florida Constitution provides this tax-saving exemption on the first and third $25,000 of the assessed value of an owner/occupied residence. While a complicated formula is used to explain this — as the additional $25,000 only applies to the non-schools portion of your tax bill. Read More
   
The basic homestead exemption saved a Broward homeowner in 2018 anywhere from $658.60 to $1,035.30 (depending upon your city’s millage rate) in annual tax savings for all homes with a value of $75,000 or higher.
  
Homeowners are entitled to a Homestead Exemption if, as of January 1st, they have made the property their permanent home.   By law, January 1 of each year is the date on which permanent residence is determined. 
  
Homeowners may file for Homestead ONLINEby going to bcpa.net in Broward County, and clicking the large yellow button in the navigation menu on the top left side of the page.  Homeowners  may also file by visiting the Property Appraiser’s office at 115 South Andrews Ave, Room 111, Ft. Lauderdale or at one of the County’s community outreach events, (visit BCPA.net website for calendar dates and locations).
  
What You Need When Filing for Homestead
When filing an application you must bring the following items listed below. To claim 100% coverage, all owners occupying the property as Tenants in Common (i.e., proportional share co-owners) must file in person on jointly held property. In the case of a husband/wife (“Tenants by the Entirety”) or Joint Tenants with Right of Survivorship (“JTRS”), any one owner may qualify for 100% coverage — although it is always highly advisable to have all eligible owner-occupants to file.
  1. Proof of Ownership:
  In general, the recorded Deed or Co-op Proprietary Lease must be held in the name(s) of the individuals applying for Homestead. You do not need to bring a copy of the deed or co-op lease if the document has already been recorded in the Official Records of Broward County. If the PROPERTY IS HELD IN A TRUST, WE ALSO NEED EITHER A NOTARIZED CERTIFICATE OF TRUST ORA COMPLETE COPY OF THE TRUST AGREEMENT. Note: Most taxpayers prefer to use the simple Certificate of Trust form, instead of submitting the entire trust for our review, as it better protects the privacy of your estate planning and other financial matters.
 
  1.   Proof of Permanent Florida Residence — preferably dated prior to January 1 of the tax year for which you are filing — is established in the form of:
    1. FOR ALL APPLICANTS: Florida’s Driver’s License (or — for non-drivers only — a Florida I.D. Card) is REQUIRED. Note: You must surrender to DMV any out-of-state regular driver’s license. You MUST also have either of the following:
      1. Florida Voter’s Registration; or
      2. Recorded Declaration of Domicile.
    2. FOR NON-US CITIZENS, you MUST have the items listed above AND proof of permanent residency, asylum/parolee status (or other “PRUCOL” status); OR proof you are the parent of a US-born (US Citizen) minor child who resides with you.
  1.   If you or your married spouse have a Homestead Exemption in any other county, state or country
(or an equivalent permanent residency-based exemption or tax credit, such as New York’s “S.T.A.R.” exemption) on another property you also currently own, you will NOT be eligible for a homestead in Broward until after you surrender the exemption in that other jurisdiction. 
If you maintain an exemption on another property elsewhere it is FRAUD!
The State-approved application form requests certain information for all owners living on the premises and filing:
  •  Current employers of all owners
  •  Addresses listed on last I.R.S. income tax returns.
  •  Date of each owner’s permanent Florida residence.
  •  Date of occupancy for each property owner.
  •  Social Security numbers of all owners filing.
  • Social Security number of any married spouse of the applicant, even if the spouse is not named in the deed and is not filing).
Note: The amount of the homestead exemption protection granted to an owner residing on a particular property is to be applied against the amount of that person’s interest in the property. This provision is limited in that the proportional amount of the homestead exemption allowed any person shall not exceed the proportionate assessed valuation based on the interest owned by the person. For example, assuming a property valued at $40,000, with the residing owner’s interest in the property being $20,000, then $20,000 of the homestead exemption is all that can be applied to that property. If there are multiple owners, all as joint tenants with rights of survivorship, the owner living at property filing receives the full exemption.
  
This information was taken from the BCPA. net website.  


 

Importance of Pricing your home correctly from the Start

sFloridaLuxuryHomes.com

Importance of Pricing your home correctly from the Start
When a home first come on the market, is when agents and buyers are most enthusiastic to find out what the home has to offer. Therefore, it is very important to price the home correctly. A home that is priced at market value or below will receive multiple showings and hopefully several offers. In a buyer’s market, a home that is over-priced will sit until a price reduction takes place. (Buyers’ market is more than six months of inventory based on closed sales. Sellers’ market is less than three months of inventory based on closed sales.) In a seller’s market, when inventory is low, properties may be priced over market and sold at a higher value, However, other condition and factors may apply.)

Read More

A home that has been sitting on the market for an extended period of time raises a red flag. What is an extended period of time? Let’s say that the average days on market in a particular subdivision is 30 days. If the home that is for sale has been on the market for 90 days, that raises the red flag “Why has it been sitting on the market so long?” “What is the problem?” When the home has been on the market longer than the average days on market, buyers see this as an opportunity to make a lower offer.
There real estate market has a rhythm all its own and it is very important that Sellers know the nuances of the local market. Real Estate pricing is very local. It’s also important  that the Seller realizes that negotiating is not just about price, it is also about terms.
Usually as a home lingers on the market more properties enter the market and now there are many properties for buyers to choose from, all wanting a good deal. This is where the old adage “Your first offer is your best offer” comes into play. There is a strong argument for the basic principal of: Take the first goodoffer and work with it!
Janice Zaltman

Achieving the Best Price for the Sale of Your Home

sFloridaLuxuryHomes.com

A Tip in Achieving the Best Price for the Sale of Your Home
All homeowners want to make sure they realize the Best Price when selling their
home. But how do you guarantee that you obtain maximum value for your house? Here is
a tip to insure you get the highest price possible:
Price it a LITTLE LOW
This may seem counter intuitive. However, just look at this concept for a moment. Many
homeowners think that pricing their home a little OVER market value will leave them room for negotiation. In actuality, this just dramatically lessens the demand for the house.

Instead of the seller trying to ‘win’ the negotiation with one buyer, they should price it so
demand for the home is maximized. Hence, the seller will not be fighting with a buyer
over the price but instead will have multiple buyers fighting with each other over the house.
realtor.com, has given this advice: “Aim to price your property at or just slightly below the going rate. Today’s buyers are highly informed, so if they sense they’re getting a deal, they’re likely to bid up a property that’s slightly underpriced, especially in areas with low inventory.”

Eileen Kedersha Associate Broker 954-462-3600
William Kedersha Estate Realtor 954-817-2900

Auberge Fort Lauderdale

sFloridaLuxuryHomes.com

Auberge Beach Residences & Spa

Click Here For Listings

Auberge Beach Residences & Spa   View Listings

View Video

Auberge Beach Residences & Spa brings the ultimate in luxury living to Fort Lauderdale’s most extraordinary oceanfront property. Exquisitely designed residences, a rich array of indoor and outdoor amenities, a tempting selection of restaurants, and a world-class spa are perfectly located directly on 450 linear feet of pristine Atlantic Ocean beachfront. Throughout Auberge Beach Residences & Spa, a curated collection of contemporary art creates an atmosphere of true sophistication and an unprecedented level of personal service ensures that your every need is catered to with ease. read more

Watch Video

Each Auberge property is unique and authentic to its location. Carefully curated activities highlight the most desirable aspects of the surrounding region and culinary destinations bring the talents of highly skilled chefs together with the freshest ingredients to offer innovative dining in inspired surroundings. Auberge’s renowned spas call on the deep healing power of the environment to provide a variety of paths to relaxation and well-being, and throughout every property residents and guests enjoy service that is delivered with genuine care in an environment dedicated to the enjoyment of every moment.

SERVICES & AMENITIES:

  • Personalized concierge services to assist residents in accessing the most desirable social, entertainment, and lifestyle experiences in Fort Lauderdale and beyond
  • 24/7 valet parking and security
  • Multiple swimming pools overlooking the Atlantic Ocean
  • Multiple world-class restaurants
  • Private pool and beach club services and amenities including cabanas and food and beverage service
  • World-class Spa by Auberge offering all-natural beauty and relaxation treatments inspired by the local environment within a tranquil and soothing atmosphere
  • State-of-the-art Fitness Center overlooking the pool deck and Atlantic Ocean with dedicated studios for yoga and meditation
  • Club Room with multimedia facilities, billiards, and gaming tables
  • Children’s Playroom
  • Library
  • Business Center

PROPERTY & BUILDING:

  • Exquisite location directly on 450 linear feet of pristine beachfront in Fort Lauderdale
  • Iconic architecture by Nichols Brosch Wurst Wolfe & Associates
  • Lush landscaping throughout the property
  • Grand porte cochère with stunning water features
  • Exquisitely appointed public spaces designed by the award-winning firm Meyer Davis Studio
  • Curated collection of contemporary art selected to complement resident amenity spaces throughout the property
  • Minutes from Fort Lauderdale Airport, luxury shopping, marinas, and more
  • Flow-through floor plans with 9’6” ceiling heights and floor-to-ceiling windows with breathtaking views of the city, Atlantic Ocean, and the Intracoastal Waterway
  • Unobstructed northern views from all residences above the 2nd floor
  • Oversized terraces with private pools in select residences
  • Private elevator access to the residences
  • Separate service entrance in select residences
  • Kitchens designed with Italian cabinetry, stone countertops, Sub-Zero and Wolf appliances, and an integrated espresso / cappuccino maker
  • Master bathrooms feature a deep soaking tub
  • Walk-in closets in master bedrooms
  • Laundry room with full size washer and dryer
  • Smart-home technology
  • Pre-wired for high-speed Internet access and Wi-Fi
sFloridaLuxuryHomes.com

Paramount Fort Lauderdale

95 residences with breathtaking views of the ocean and the city are masterfully planned and designed with great attention to every single detail, representing the pinnacle of exquisite taste and unprecedented comfort. Carefully developed floor plans and spacious rooms full of light create a penetrating atmosphere of incredible harmony and coziness, while the white sand beach and tropical gardens around the building fill the heart with pure bliss.
Price range: $1,294,000 – $9,000,000
Residences: 95
Stories: 18

Paramount Residences, Fort Lauderdale 

Paramount Fort Lauderdale Beach is an 18-story tower with 95 oceanfront residences. The property offers innovative services and unique residential components that integrate design, service and technology aspects synonymous with Paramount.
The visionaries behind Miami Worldcenter, Art Falcone and Nitin Motwani, have teamed with longtime developer Daniel Kodsi to bring Fort Lauderdale its first true luxury condominium on Fort Lauderdale Beach.
Concierge services will be offered by our own Paramount Attaché, which will act as a VIP concierge helping owners in all aspects of their life from dining, nightlife and sports reservations, and travel to home services.
Set along the extremely private stretch of Fort Lauderdale’s powdery white sands, Paramount Fort Lauderdale Beach proudly claims far-reaching views of the Atlantic Ocean’s scintillating turquoise water and Intracoastal Waterway. Situated on two lush acres adjoining Bonnet House’s tropical gardens, inspired open-air spaces and contemporary amenities, combine to create a residential condo community ultra-luxuriously appointed as it is effortlessly relaxed. Tropical landscaping puts the finishing touches on a private pool deck, while warm sea breezes cascades along the soothing poolside afternoons. The ocean-side, signature restaurant welcomes discerning Paramount homeowners with a range of high-style dining options.
Paramount Fort Lauderdale Beach is a stunning example of what generous luxury and exceptional design can accomplish together.
Paramount Residences exist above and beyond expectation. From design to service, the Paramount brand is uncompromising in its pursuit to create the highest level lifestyle experiences — no detail is overlooked and no length is too extraordinary to ensure that a flawless moment is delivered at every turn.
The promise of “Above and Beyond” is Paramount’s vision and promise with its commitment to create daily experiences that go above and beyond in every way possible.
Every architectural detail from interior space to full-service amenities have been carefully crafted to produce a truly uncompromising manifestation of contemporary luxury in every Paramount condominium residence.

sFloridaLuxuryHomes.com

Adagio on the Bay Fort Lauderdale

WATERFRONT LUXURY RESIDENCES FORT LAUDERDALE BEACH

Breathtaking views of the Intracoastal Waterway and just a few steps away from the white sandy beach. A unique collaboration between Alco Intl. Group, Garcia-Strombrerg Architects and Interiors by Steven G.

Exclusivity and serenity. Adagio combines exclusive waterfront living with spectacular modern design. 31 residences deliver an elegant boutique lifestyle at Fort Lauderdale’s North Beach Village.      Click Here for Listings

ADAGIO FEATURES      Request Additional Information

  • Unparalleled panoramic view of the Intracoastal Waterway
  • Spectacular architectural design by Garcia Stromberg
  • Rooftop pool and sun lounge
  • Two assigned parking spaces, electric car ready
  • Clubroom with coffee bar
  • Steps from the sands of Fort Lauderdale Beach
  • Luxury and contemporary interior design by Steven G.
  • Sunset pool with water treadmill
  • Pet friendly atmosphere with grooming room
  • Video surveillance and key fob-entry
  • Private marina
  • Elegant entrance lobby. Contemporary furniture and front desk
  • State-of-the-art fitness center with cardio and yoga studio
  • Private storage for each residence
  • Storage for bicycles, paddle boards and kayaks

LUXURY RESIDENCES

Adagio was inspired by outdoor living. Residences have no apparent walls. Floor to ceiling windows create spectacular views. Life at Adagio is centered around deep terraces with summer kitchens, spacious floor plans and splendid well designed spaces. Interior design by Steven G. embodies luxury and transforms personal visions into perfect spaces. A balanced combination of clean, modern materials invite the light to flow through Adagio. In turn creating sophisticated open spaces that frame the surrounding intracoastal and clear blue skies to turn them into breathtaking panoramas.

RESIDENCE FEATURES

  • Intracoastal and ocean views flow through residences
  • Floor to ceiling high impact windows and glass doors
  • Frameless glass shower enclosures
  • Large walk-in closets
  • Outdoor living rooms/terraces with summer kitchens
  • Gaggenau appliances package with wine coolers
  • Soaking tubs on master bathroom
  • Large laundry room
  • High ceilings
  • Italian design kitchen and bath cabinets
  • Designer fixtures and faucets
  • Automated home technology for lighting, audio and video
sFloridaLuxuryHomes.com

6 Questions Foreclosure Buyers Should Ask
These are questions that Buyers in any market should be asking before they make an offer on a property in foreclosure.
Is now a good time to buy a foreclosure?
This is a very common question from prospective Buyers. Because local market conditions vary, the answer is different from market to market. But there are questions that Buyers in any market should be asking before they make an offer on a property in foreclosure.
What’s the first step buyers need to take?
Buyers should be preapproved for a loan before they shop for a foreclosure. If they’re thinking of buying a foreclosure as an investment or second home, they need to understand that financing the home will be more difficult and more expensive than financing a primary residence. Lenders typically charge higher interest rates and require a larger down payment for investment or second homes.
How can you tell a bad foreclosure from a good one?
Certainly there are great deals in many markets for both investors and buyers looking for a primary residence. But making a sound deal can be tricky. Buyers need to be wary of unpaid liens, including mortgage debt, taxes, construction loans, home equity lines of credit, and possibly a second or third mortgage. Any or all of these financial obligations could become the Buyer’s responsibility when they purchase a property in foreclosure. Unless the property goes through a foreclosure auction and becomes a bank-owned REO, the outstanding foreclosure liens and fees could be simply transferred to the new owner. Buyers should be careful not to fall into the same financial trap as the previous owner.
Eileen Kedersha, Broker Associate One Sotheby’s International Realty – Kedersha Group 954-561-4100 EKedersha@OneSothebysRealty.com
If I’m a qualifying borrower, can I appeal to banks for better loan terms?
Lenders usually have an inventory of properties in default; particularly in hard-hit real estate markets—so they may be motivated to cut a deal. If the Buyer has a good credit score, banks could offer them a below-market-rate loan on a bank-owned home. Unlike paying down with points, this doesn’t cost anything in fees, and it gives them the ability to spend more for the home.
What are the costs of buying a foreclosure?
It takes money to make money. The best opportunities are for buyers with cash. If the Buyer is planning to rent out the property or even resell it for a quick profit, he should make sure he considers the carrying costs, including sales commissions, marketing costs, vacancies, taxes, insurance, and maintenance costs. Once the Buyer has calculated all the expenses, he should add on another 10 to 15 percent. If the Buyer doesn’t build in a “surprise fund,” he might be the next foreclosure statistic.
How does choice of neighborhood affect foreclosure investments?
Buyers looking for a good investment should generally avoid neighborhoods overrun with foreclosures, particularly newer subdivisions in overbuilt areas. Investors will be tempted to buy foreclosures in these areas because they offer the steepest discounts—but they also carry the most risk of further depreciation. Look in well established neighborhoods with good schools and transportation. In a market where prices are still falling, the Buyer should factor falling prices into any offer they submit on a foreclosed property.

Eileen Kedersha Associate Broker 954-462-3600
William Kedersha Estate Realtor 954-817-2900

sFloridaLuxuryHomes.com


Working with Contractors
Working with contractors can be one of the most nerve-racking or satisfying parts of project A bad contractor can make your life a nightmare, while the right contractor can make your life much easier and more profitable.
How do you know the difference? Listed below is a checklist of questions that may help you:
1.    How long have you been in this business? Opening the conversation about your contractor’s experience can give you all sorts of insight into his or her track record. Experience matters in this business.
2.    Would you mind starting on a smaller project? If you’re on the fence but leaning toward the contractor, we suggest giving him or her a smaller project to complete before you ask them to build the entire project
3.    Can I see your certificates? This should include everything — license, insurance, etc. If he or she can’t produce the documents at short notice, it’s time to move on.
4.    Have you worked in this county/city/neighborhood before? Not only can code requirements vary from county to county and city to city, but even different neighborhoods have different rules for what can and can’t be done construction-wise. Live in a historic neighborhood? There may be some squawking about that new carport. Make sure your contractor knows how to navigate that.
5.    What are the terms of payment? It’s not the best practice to pay for a job upfront, so make sure the terms are clearly stated before you start, and you aren’t surprised by a request for giant check the day construction starts.
6.    What hours do you typically work? This matters especially in neighborhoods, where those living nearby — or even you, if it’s your house — may be inconvenienced by odd-hours hammering and sawing. Make sure the contractor’s hours are appropriate, and that the crew is actually working during them.
7.    What’s your storage plan? Theft at construction sites is not uncommon. Expensive equipment can disappear if left out overnight. Make sure the contractor knows that you expect tools to be locked up or taken home overnight, and help accommodate those requests with a locked room or even a temporary storage shed, if necessary.
8.    What are your warranty terms? Most contractors offer a warranty, in addition to any warranties on materials used. Make sure you get that in writing, and copies of material warranties, before construction begins.
9.    Do you use subcontractors? Most general contractors won’t have a pro plumber on his or her staff, so others will be brought in to take care of specialty pieces of the project. Make sure you know who those are and the budgetary expectations that go along with that so you’re not facing an additional bill from another contractor.
10.Can I see your references? It’s possible you’ve already gotten good word-of-mouth before you even interview the contractor, but it never hurts to see a list from the contractor. Make some calls and drive by the projects unannounced while they’re working — how the crew is going about its business — are they hard at work or lollygagging? — can give you great insight.
11.Have you had any disciplinary action filed in the past? This is a tough question, and not one to ask flippantly or unkindly. You’re just trying to find facts. Another route would be to consult your state’s courts archive for lawsuits filed against the company or individual contractor.
12.How do you communicate with your customers? Setting a reasonable expectation of how often you should be hearing from the contractor will keep you from freaking out if you go a couple of days without an e-mail. 
13.How many projects do you have going right now? No one wants to play second-fiddle, much less fifth or sixth fiddle. If you feel like you’re not going to be a priority, it might pay to find someone who will make you feel like one.
14.How do we settle disputes? Making sure you know how to properly address problems or concerns is one of the most important steps. You want to make sure you’re following procedures, especially if you think the contractor is not. If nothing else it will make for peace of mind during the stressful process, knowing you have an agreed-to avenue if there is a dispute.
15.Do you have any questions for ME?
Eileen Kedersha, Broker Associate One Sotheby’s International Realty – Kedersha Group 954-561-4100 EKedersha@OneSothebysRealty.com