Pool pictures attached. It is, at this time, on track to be completed in January!
http://granparadisovillage.blogspot.com/2014/12/gran-paradiso-at-west-villages-pool.html
Please, check out my website, and contact me for more information!
Look forward to hearing from you!
Ali
Aileen “Ali” Johnston, MHA
(currently working on an MBA in Real Estate)
Realtor®, Hoover Realty
Mobile: 941-539-5771
WVID blog 11/29/2014…wvidfl.blogspot.com 11/29/2014
Full article below:
Well, I have been putting off my follow-up post that was promised in the blog about the Supervisory Board meeting from the beginning of this month. Don’t worry. It is not that there is bad news or anything. If you read my post about the September 23rd meeting, you may recall that a new position was created. I wrote:
-A particular item of interest to point out, though, is that a new position has been created for a part-time monitor of onsite grounds projects and liaison between the supervisory board and the residents. The position title is Operations Manager, and a person with construction and project management background will be sought. Residents will also be able to contact the individual directly regarding issues and concerns.
The position has now been filled, and the gentleman (Mike Smith) hired into the position was introduced at the last meeting. Mr. Smith described his extensive background in construction and project management and stated that he lives minutes away from the West Villages communities, so he will be readily accessible when needed.
Good news, right? “Why delay sharing that,” you ask? It was also said at the meeting that Mr. Smith’s contact information will eventually be posted on the district’s website. I was hoping to include that information for your reference within my post. As of this morning, his contact information is not on the site. Anyway, in probably the worst case scenario, it is likely to be shared at the next meeting in a couple of weeks. I will share it when it is made available.
Speaking of the district website…new state legislation mandates that special districts have a web presence and that certain information be publicly shared through it. Most of the new directives are already met by the West Villages Improvement District, including such requirements as posting both complete financial information and the contact information for each governing body member. And, with the new legislation, means for district accountability and oversight was also established. A link to the Special District Accountability Program is to be shared on each district website. Special districts have until October 2015 to fully comply with all of the new mandates.
It has come up occasionally where individual residents have expressed concerns over the ethics of some arrangements and decisions, two items in particular of which I am aware. The new program will provide a reporting system for such concerns and means to hold them accountable. Let me also speak directly to the couple of concerns that I have heard, though, as well…
The first that came to my attention was that there were some ill at ease with the fact that developer representatives held seats on the Supervisory Board. As this post is already getting lengthy and there is considerably more to come, I will not go into detail on the Statutes (special districts and community development districts – Chapters 189 and 190, I believe) that outline the process whereby elected residents progressively take over the Supervisory Board seats. Do know that it is a process defined in state law, and that process is being followed. The first elected resident seat was opened last spring and filled through a popular vote this past summer. I will only provide here what I see as the logic behind developer appointees filling the seats at the outset. Keep in mind that the developers of these communities do not build houses on public land, they own the lots until they sell them to new residents/landowners. And, it is landowners that get to vote on elected seats. So, if a neighborhood has 1,000 parcels to be built and 300 of them are complete and sold to individual landowners, it is still the developer that owns the majority of parcels in the neighborhood. It would not make sense to hold a vote where 70% of the eligible votes come from one source.
That is my take on it at least.
The second of the two concerns, really just a couple of queries that came up, revolved around costs incurred for community plan changes and why the district would be responsible for such expenses. To provide an example, a question came up as to why the district was responsible for the expenses that arose as a result of a request for changes to the number of lots within one of the communities was approved. The adjustments resulted in special assessment (district tax/CDD) projections and calculations needing to be professionally reconfigured, which incurs a fee for that service. It was asked why the district would pay the fee rather than the developer that requested the change. Essentially, the assessment calculations are a district administrative obligation. It is up to the supervisory board to understand all of the implications of decisions that they make for approvals or denials, and to make decisions with those implications in mind.
Also, regarding costs of building the communities themselves, each of the developers has their own agreement with the district as to what is district responsibility and what is the developer’s, or even how responsibility may be shared between the two. Lennar, for instance, agreed to take on most of the financial burden from community infrastructure that would typically be publicly funded, as that unit of the district was in such financial distress when the company purchased the development. Other developers may submit to receive funding of all or a portion of eligible community structure elements, depending on the pre-established arrangement in place.
Hope that all helps to clarify some. I would be happy to answer any specific questions for you. If you’d like more information on anything in particular, just let me know. Also, I would love any feedback on what you would like to see for future blog topics.
Comment or email me at: ali-johnston@live.com.
Thanks for reading and have a blessed day!
Ali
If you are considering purchasing a home in this community, please let me assist you. My services and extensive resources are of no cost to you, and in most instances, I am able to save home buyers some money. I even offer (*with a couple exclusions) $500 towards closing costs to my clients*. I do not work for any of the wonderful builders in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves also to fund these resources to keep them available for you and others on an ongoing basis.
Please, check out my website, and contact me for more information!
Look forward to hearing from you!
Ali
Aileen “Ali” Johnston, MHA
(currently working on an MBA in Real Estate)
Realtor®, Hoover Realty
Mobile: 941-539-5771
Yesterday was another monthly meeting of the West Villages Improvement District Supervisory Board. Just as I strolled in, the meeting was called to order. There were very few resident public attendees. The board, along with its advisors and associates, nearly (if not actually) outnumbered those in attendance to observe the proceedings. All in all, it came across as a rather uneventful but informative session. Still, there were a couple of discussions and thoughts worth a mention here. As there is a lot of detail to share, a couple of items will be saved for a post planned for next week. Also, there seems to be a couple recurrent themes of concerns that rear up every so often, so some expanded commentary of my own thoughts will be included in the next post. Here are the major highlights from the meeting…
Two topics regarding land and land use rights were brought up, one related to irrigation and another related to drainage. Matters of well usage for property irrigation of WVID public property, current contract status, existence of easements, and ownership of the pvc piping needs to be clarified and then presented for discussion. In short, the land where the well is located was part of the Lennar purchase. The water use permit is still under the former owner’s company name. Further investigation is required in order to decide how to move forward to create a new contract of use with Lennar. Also, Lennar has requested that there be a property exchange to accommodate a change in which parcel is set aside for drainage. This request was approved to move forward. That means that it will progress through further investigation and creation of the paperwork to determine if the exchange can or will be presented for approval and execution.
There was again some dialogue about approving landscaping modifications and costs along U.S. 41 adjacent to the WVID neighborhoods. The conversation has changed, though. The major part of discussion was regarding altering landscaping that is blocking neighborhood monument signs, particularly Gran Paradiso. Ultimately, it was approved to have Valley Crest complete the work at their estimated cost of just under $14k. It was also mentioned, almost in passing, that the consideration of replacing the sod along the traffic corridor has officially been rejected. There was no elaboration as to when or why this occurred. Perhaps, it was in a meeting that I missed; however, I did not see an indication of that in reviews of past meeting minutes. Ah well, in any event, it was a contentious debate that has now been settled with a quiet conclusion. As mentioned, the other landscaping improvements were approved to move forward, and decorative features that will be constructed by the builders have been given authorization with permit signatures. A resolution is to be created outlining a process and conditions by which a designated Board member can sign City of North Port permit applications for such projects in the regular course of business (as opposed to waiting four to six weeks for it to happen at a meeting). This will reduce future delays of these beautification installment structures that do not require district funding.
District finances were also reviewed and discussed. Charts of historic collections by unit were presented with explanations. Unit 1 bonds are current since the Mattamy Homes purchase, and there is nearly $18 million in the construction account for district public service facilities’ construction (fire station, police dept., etc.). The adequacy of this amount will likely be reviewed in a year, as the estimates of funds required may be outdated and other local facilities have been constructed with a relative proximity that may suggest plan revisions. Unit 2 bonds remain in default due to non-payments of the 167 acre Town Center parcel. Unit 3 bonds and development are owned by Lennar and, therefore, are current. General fund accounts total just under $4million. It was said that the WVID is in excellent financial condition from an operating standpoint.
The next meeting was scheduled for December 16th.
Happy to answer or find answers for any specific questions you have. Just let me know.
Ali
If you are considering purchasing a home in this community, please let me assist you. My services and extensive resources are of no cost to you, and in most instances, I am able to save home buyers some money. I even offer (*with a couple exclusions) $500 towards closing costs to my clients*. I do not work for any of the wonderful builders in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves also to fund these resources to keep them available for you and others on an ongoing basis.
Please, check out my website, and contact me for more information!
Look forward to hearing from you!
Ali
WVID blog about Supervisory Board meeting 11/04/2014…wvidfl.blogspot.com 11/05/2014
Aileen “Ali” Johnston, MHA
(currently working on an MBA in Real Estate)
Realtor®, Hoover Realty
Mobile: 941-539-5771
Check out the Sarasota Herald-Tribune article…
http://www.heraldtribune.com/article/20141019/ARTICLE/141019653
If you are considering purchasing a home in this community, please let me assist you. My services and extensive resources are of no cost to you, and in most instances, I am able to save home buyers some money. I even offer (*with a couple exclusions) $500 towards closing costs to my clients*. I do not work for any of the wonderful builders in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves also to fund these resources to keep them available for you and others on an ongoing basis.
Please, check out my website, and contact me for more information!
Look forward to hearing from you!
Ali
Aileen “Ali” Johnston, MHA
(currently working on an MBA in Real Estate)
Realtor®, Hoover Realty
Mobile: 941-539-5771
Check out Lennar’s Fall Festival tomorrow, Saturday, October 18th! (See Flyer)
Happy to answer any specific questions about local communities and what they have to offer!
Just let me know.
Ali
If you are considering purchasing a home in this community, please let me assist you. My services and extensive resources are of no cost to you, and in most instances, I am able to save home buyers some money. I even offer (*with a couple exclusions) $500 towards closing costs to my clients*. I do not work for any of the wonderful builders in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves also to fund these resources to keep them available for you and others on an ongoing basis.
Please, check out my website, and contact me for more information!
Look forward to hearing from you!
Ali
Aileen “Ali” Johnston, MHA
(currently working on an MBA in Real Estate)
Realtor®, Hoover Realty
Mobile: 941-539-5771
budget-friendly WVID blog…http://wvidfl.blogspot.com/2014/10/budget-friendly-new-construction.html
Full article:
This blog has often featured several custom new construction, high-end, and investment topics. It seems now about time then to feature some information for the particularly budget-conscious new home buyer. Right now, the two West Villages Improvement District [WVID] new home communities include just IslandWalk by Divosta and Gran Paradiso by Lennar (also featuring Sam Rodgers and Arthur Rutenberg, as you already know by reading my posts of course!). Here, though, I am also going to incorporate some information about Grand Palm by Neal Communities. It is a family-targeted new home community in Venice, FL, that is directly adjacent to the WVID. So, a discussion of non-golf oriented new construction opportunities in the area would really not be complete without mentioning Grand Palm. This is particularly true of their smaller home products, their “cottage series”, because these are the only maintenance-free units within that community.
The two plans starting under $200k in Grand Palm are the Spring Cottage Tradition (at base of $163,990) and the Rose Cottage 2 Tradition (base $179,990). Both are two-bedroom plans with two baths and a two car garage. These are floor plans are designed in a New Orleans style ‘shotgun’ layout, with a garage at the rear near the master bedroom. The homes’ front elevations have a Key West feel, and the community layout boasts a centralized pool and clubhouse with many bodies of water throughout the neighborhood. Keeping upgrades at a minimum, and since these lots are not large enough to accommodate a private pool, it may be possible that the completed price for one of these could be kept between $185,000 and $200,000. It does not appear that a water view will be an option with these plans, though. Both the community and these plans do have a lot of character to offer for the thrifty or cost-conscious consumer.
One plus of the IslandWalk at the West Villages community for the budget-conscious is that, from time to time, resale properties do come available under $250,000 as well, some even with a water view. Although, these tend to sell very quickly, so it is prudent to move quickly if one that you like is offered for sale. For new construction, DiVosta offers three plans that start under $200k: the Hillcrest ($182,990), the Noir Coast ($189,990), and the Taft Street ($197,990). The lot and/or upgrades are the budget makers or breakers here. Water view lots available were $49,000 to $64,000 recently, which definitely starts to move these homes out of a budget-friendly range when trying to keep the price in the low $200’s or under. Do not get me wrong, though, these are absolutely STUNNING water lots on large water body rather than a typical backyard pond. I would not disparage the lots and their prices, except that the sole intent of this particular blog is to discuss the lowest cost alternatives. These new home plans can be kept in the low or under $200’s by selecting standard feature alternatives with no to few upgrades and opting for a lot along a privacy wall. These privacy standard lots were recently ranging from $500-$4,500. Not bad. All said and done, it is possible to keep the total price tag in the low or under $200,000 mark, particularly with the one-bedroom Hillcrest and two-bedroom Noir Coast.
Gran Paradiso at the West Villages…well anyone who has met me or has been reading my blog knows that I have a soft spot for this community. I think that once the pool is in (which is underway now), prices and values are likely going to go up again in this neighborhood, and that there are currently good deals to be had here, and blah-blah-blah…So, if I seem to favor the options in this neighborhood, go back and read the past blogs, and you’ll see why.
Anyway, this community is currently the only option with both water view and three bedroom options under $215,000. The Magnolia is a three-bedroom with two bath plan with a two car garage and a base price of $184,990. The Orchid (which is BY FAR the more popular plan) is a two-bedroom with a den and two baths with the two car garage. Its base price is $194,990. With Lennar, as discussed in previous blogs, there are not many upgrade options, so additional charges after signing a contract to purchase are not a concern here. The options available to select are tiled living area (carpet is standard), tiled bedrooms, and extended lanai. Kitchen and baths tiled are the standard. The lot premiums for the villas in the community range right now from $3,000 to $20,000. So, an Orchid on an oversized corner lot comes in at $197,990, while one on a water view lot is priced $214,990.
(Coach home and townhome options are on their way as well, so stay tuned for a feature blog following an official roll-out.)
Truly every one of these three communities are fine options, where each has its own distinct personality to appeal to specific homeowners. There are numerous terrific options from which to choose for many price ranges. However, if you are looking for new construction of a single-family home in Florida with both a pool and a water view under $200k, there’s some bad news. You are not likely to find it in the Venice area now or anytime in the near future. Home prices have been on the rise. But, if you are in that price range and do have your heart set on both Venice and a pool home though, (which I SO totally understand – I love living in Venice) resale homes in additional neighborhoods are going to be your best bet for this region.
Happy to answer any specific questions for you!
Just let me know.
Ali
If you are considering purchasing a home in this community, please let me assist you. My services and extensive resources are of no cost to you, and in most instances, I am able to save home buyers some money. I even offer (*with a couple exclusions) $500 towards closing costs to my clients*. I do not work for any of the wonderful builders in the West Villages Improvement District, or any others for that matter. My services and information (including the resources provided on all of my websites) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves also to fund these resources to keep them available for you and others on an ongoing basis.
Please, check out my website, and contact me for more information!
Look forward to hearing from you!
Ali
Aileen “Ali” Johnston, MHA
(currently working on an MBA in Real Estate)
Realtor®, Hoover Realty
Mobile: 941-539-5771
Sorry, folks, I have been somewhat remiss on keeping up with and sharing all of the important information due to summer vacations and with having caught the latest ‘bug’ that has been going around. At least, some things have been in a bit of a summer lull. However, as we are ending one WVID budget year and about to begin the next, it seems some significant general updates are definitely in order…
-At the end of August, the WVID Supervisory board did approve the final 2014/2015 budget as it was proposed in July. If you would like to inspect it in detail, click here to view the full report. The current budget year ends on September 30th.
-A particular item of interest to point out, though, is that a new position has been created for a part-time monitor of onsite grounds projects and liaison between the supervisory board and the residents. The position title is Operations Manager, and a person with construction and project management background will be sought. Residents will also be able to contact the individual directly regarding issues and concerns.
-Mr. Eric Anderson, Chairman, resigned from the Board. There was a motion seconded to appoint Mr. Martin Black to the Board of Supervisors to complete the remainder term of Eric Anderson. The motion carried unanimously. Mr. Wodraska administered the oath of office, and Mr. Black took his seat on the Board of Supervisors.
-The schedule of meetings for the upcoming budgetary year (2014/2015) was also approved and posted.
WEST VILLAGES IMPROVEMENT DISTRICT FISCAL YEAR 2014/2015 REGULAR MEETING SCHEDULE
NOTICE IS HEREBY GIVEN that the Board of Supervisors of the West Villages Improvement District will hold Regular Meetings at 11:00 a.m. in a Meeting Room of the City of North Port located at 4970 City Hall Boulevard, North Port, Florida 34286, (unless otherwise noted) on the following dates:
October 14, 2014
October 28, 2014
November 4, 2014 (Election Day)
November 11, 2014 (Veteran’s Day)
November 18, 2014
November 25, 2014
December 9, 2014
December 16, 2014
December 23, 2014
January 13, 2015
January 27, 2015
February 10, 2015
February 24, 2015
March 10, 2015
March 24, 2015
April 14, 2015
April 28, 2015
May 12, 2015
May 26, 2015
June 9, 2015
June 23, 2015
July 14, 2015
July 28, 2015
August 11, 2015
August 25, 2015
September 8, 2015
September 22, 2015
The purpose of the meetings is to conduct any business coming before the Board. The meetings are open to the public and will be conducted in accordance with the provisions of Florida law. Copies of the Agendas for any meeting may be obtained by contacting the District Manager at (561) 630-4922 and/or toll-free at 1-877-737-4922 five (5) days prior to the date of the particular meeting.
-The permitting process for townhomes that are to be offered in Gran Paradiso is underway, and permits allowing for gopher tortoise relocation were transferred from Sam Rodgers’ organization to the district and Lennar.
-Direction to go with sod replacement along the 41 corridor is still, of course, a subject of ongoing discussion and somewhat controversial debate.
Future updates as events warrant. 😉
…On a side note, please, always feel free to post comments to weigh-in on any topics, share opinions and personal insights, or to suggest items for future blog topics!
Ali
If you are considering purchasing a home in this community, please let me assist you. My services and resources are of no cost to you, and in most instances, I am able to save home buyers some money. I do not work for any of the wonderful builders in the West Villages. My services and information (including the resources provided at www.WestVillagesHome.com) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves also to fund these resources to keep them available for you and others on an ongoing basis.
Please, check out my website, and contact me for more information!
Look forward to hearing from you!
Ali
Aileen “Ali” Johnston, MHA
Realtor®, Hoover Realty
Mobile: 941-539-5771
http://granparadisovillage.wordpress.com/2014/09/15/gran-paradiso-community-pool/
Gran Paradiso at the West Villages broke ground last week for their new community pool!
If you are considering purchasing a home in this community, please let me assist you. My services and resources are of no cost to you, and in most instances, I am able to save home buyers some money. I do not work for any of the wonderful builders in the West Villages. My services and information (including the resources provided at www.WestVillagesHome.com) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves also to fund these resources to keep them available for you and others on an ongoing basis.
Please, check out my website, and contact me for more information!
Look forward to hearing from you!
Ali
Aileen “Ali” Johnston, MHA
Realtor®, Hoover Realty
Mobile: 941-539-5771
Great news! The Sam Rodgers and Arthur Rutenberg models in Gran Paradiso at the West Villages are now complete and standing by for you to tour! There is no word yet as to when, or if, a grand opening event may be held, but there is certainly no need to wait for one. Words cannot do justice for these stunning masterworks of architectural and interior decor design. Really, I am in awe.
The Sam Rodgers models are the Bellisimo and the Riviera II plans, and the Arthur Rutenberg is the Messina plan. It truly is marvelous how they so flawlessly meld classic quality detailing with a few striking, contemporary chic fixtures to create a warm and welcoming atmosphere of distinction. The remarkable location with spectacular views simply add to the opulence of these extravagant masterpieces.
Each of these homes is so grand and worthy of exclusive consideration that I am going to post pictures of each individually in separate posts. First (here) will be pictures of the Messina that I took the other day. Let me apologize about the quality of the photos. I am not a photographer, and the home was so bright. It was a lovely day and the place was just so flooded with gorgeous natural light that it was a challenge for me to overcome it in order to accentuate the interior detailing instead. Hopefully, the snaps at least do not do it a disservice. Either way, it is definitely a must see, so please go check it out in person when you can!
Enjoy!
Ali
If you are considering purchasing a home in this community, please let me assist you. My services and resources are of no cost to you, and in most instances, I am able to save home buyers some money. I do not work for any of the wonderful builders in the West Villages. My services and information (including the resources provided at http://www.WestVillagesHome.com) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves also to fund these resources to keep them available for you and others on an ongoing basis.
Please, check out my website, and contact me for more information!
Look forward to hearing from you!
Ali
Aileen “Ali” Johnston, MHA
Realtor®, Hoover Realty
Mobile: 941-539-5771
wvidfl.wordpress.com
The monthly meeting of the West Villages Improvement District Supervisory Board was held yesterday. For the most part, there were no significant new items to report. A few of the items that have been of ongoing concern were delayed on decisions, like the sod replacement along Tamiami Trail/US 41, due to new members wanting time to review the particulars. So, it was stated that a workshop would likely be established to bring new members up to speed on what plans are currently in place and which items might require decision-making going forward.
A couple of figures from the presentation of assessment methodology calculations during last month’s meeting were noted. The number of pre-Lennar owners in Gran Paradiso was adjusted from 26 to 30, and the total lot count that Lennar plans to build on was lowered from 875 to 870. Still as mentioned with the original presentation, pre-Lennar landowners’ assessments were lowered 24% with this year’s methodology prior to last, but they do pay higher rates than their Lennar neighbors. It was said that these were the only, and very minor, corrections.
It was also said that the annual fiscal audit was recently completed by Grau and Associates and should be posted for review in the near future. It was approved to enter into a three year agreement with two year renewal options with this firm for future audits.
The majority of the meeting was comprised of reviewing and approving new agreement documents that will remove Sam Rodgers Properties from unit plans in place of the new owner, Lennar. Sam Rodgers and representatives from Lennar were present at the meeting to follow proceedings and to make comment, if needed, on proposed documents. I had to leave the meeting a little early, but there were no noteworthy items in this category worthwhile of mention.
If you are considering purchasing a home in this community, please let me assist you. My services and resources are of no cost to you, and in most instances, I am able to save home buyers some money. I do not work for any of the wonderful builders in Gran Paradiso, IslandWalk, or for Mattamy Homes. My services and information (including the resources provided at http://www.WestVillagesHome.com) are wholly independent of these developers. No other independent professional is more knowledgeable about this community, and enlisting me to assist with your transaction serves to fund these resources to keep them available for you and others on an ongoing basis.
Please, check out my website, and contact me for more information!
Look forward to hearing from you!
Ali
Aileen “Ali” Johnston, MHA
Realtor®, Hoover Realty
Mobile: 941-539-5771
http://wvidfl.blogspot.com/
West Villages Improvement District 