Fishing & Miscellaneous Items - ** REDUCED ** Waterfront Home For Sale! -- Pompano Beach, FL

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08-26-2006, 05:29 PM
Best Waterfront Value in Snug Harbor -- $659,000

3 / 2.5 PLUS Studio (w/ separate entrance) = 2,000 SF approx.


Visit this site to see the the full photo gallery!




This renovated lifestyle home is priced below market value and includes all the following features and more:

-- SE Exposure on one of Widest Canals West of US1
-- Single Fixed Bridge (US1) 14' Clearance
-- Well-maintained 75' Waterfront Lot
-- New 50' Dock with Whips
-- 10 mins. to Intracoastal/20 to Hillsboro Inlet
-- New 12,000lb, 4-Piling Boat Lift w/Electric *******
-- Recently Maintained and Inspected Seawall
-- Attached Utility Shed for Tools/Lawn/Pool Equipment
-- Tile & new laminate Wood throughout
-- All new windows and doors
-- Full Hurricane Shutters (including Armor Screen)
-- Dual AC Units (Second installed in 2004)
-- Upgraded Main Electrical
-- Newly Diamond-Brited Pool
-- New Maple Cabinetry & Granite Kitchen Counters
-- 2" Slat Blinds Throughout
-- New Ceiling Fans & Light Fixtures Throughout
-- Master & Guest Rooms Open To Waterfront Patio
-- Crisp White Exposed Beam Ceiling in Great Room
-- Interior/Exterior Freshly Painted

Visit for the full gallery.

08-27-2006, 07:55 AM
New Pics Added


08-28-2006, 03:49 PM
Website Problem Resolved -- new address:

If you act now, we'll throw in the kitchen sink! :grin:

08-28-2006, 05:06 PM

What are the taxes and insurance like?

08-28-2006, 06:12 PM
I pay 10K for taxes and 4-5K for insurance

Victory 1
08-28-2006, 06:34 PM
msheppard13 - 8/28/2006 6:12 PM

I pay 10K for taxes and 4-5K for insurance


08-28-2006, 07:20 PM
Guys, you can't put a price on paradise!! ;)

Victory 1
08-28-2006, 07:29 PM
msheppard13 - 8/28/2006 7:20 PM

Guys, you can't put a price on paradise!! ;)

....yeah but with bills like that youll never see it!

08-28-2006, 09:04 PM
msheppard13 - 8/28/2006 7:20 PM Guys, you can't put a price on paradise!! ;)

Really?You can't? It seems to me $699,000 would be about right. :grin:

Nice house, good luck with it.

Someday, I hope to be back in Florida.

08-28-2006, 09:21 PM
msheppard13 - 8/28/2006 5:12 PM

I pay 10K for taxes and 4-5K for insurance
What's your assessed .vs. taxable value (e.g. homeowner exception, etc) - that's the only way a potential buyer can norm what YOU'RE paying on R/E taxes to what THEY will pay.

TRIM notices should have just been received, so you should have current year (ok, "last year") numbers.

08-29-2006, 05:11 AM

There has been enough chatter about insurance on the Marathon, Fl house posts. This post is trying to sell the house, not discuss insurance rates. If you have a legitimate interest in the property, please send me a PM and we can discuss.


08-29-2006, 12:55 PM
what is the clearance on the bridge at to get into the intercoastal

08-29-2006, 02:31 PM
I believe its an average of 13-14'. There's some a few large boats in this area -- not a lot of tuna towers, of course -- but some that are collapsible. Glen E and a few other THT'ers are in this same area and use the same bridge.

08-29-2006, 11:06 PM
Nice house

Good luck

08-30-2006, 07:28 AM
thatsto bad i need 17 feet

09-15-2006, 07:20 PM
Is this Home Still available? (954)822-6311

09-15-2006, 10:30 PM
Yes....just listed for $659 -- rock bottom pricing. Check your IM Sailfish.

09-17-2006, 12:37 PM
my parents may be interested, if still available, need contact #

09-17-2006, 01:16 PM
looks like a lovely house - but how can something be listed 'below market value' and not sell? seems different than my understanding of a market situation

might help to provide comps or a recent appraisal

09-17-2006, 01:32 PM
Note that the question on assesed .vs. fair market value (off the TRIM notice) went unanswered.

If the $10k tax figure is on a homestead piece that's being assesed for tax purposes at 50% of FMV, you buy it and YOUR tax bill will be $20,000!

This is a vital piece of information and those who do not live in Florida do not understand - homestead propery by law has a cap on its annual assessed appreciation - non-homestead does not. When you sell homesteaded property the buyer gets the stepped-up value as of the date of purchase, which can and frequently does cause the property tax amount to double the first year they get "their own" tax bill (one to two years later, depending on when you buy - the first year you're getting the tax bill for the SELLER'S ownership, as R/E taxes are billed in arrears)

There should be a law that Florida R/E listings include the most recent TRIM notice and that it be provided to the buyer before an offer is tendered. There is no way to know what your costs of ownership will look like without this document. It is availabe from the tax assessors office (its public and in some counties it can be looked up online) but out-state buyers typically have no idea how this unique "feature" of Florida Real Estate Taxation can come back to bite them.

09-17-2006, 01:54 PM
On a sale price of $650K in Broward County, the number for assessment, of real estate taxes will be .02 of the recorded sale price, minus your 25k homestead exemption. $625K x.02=12,500. The tax appraiser will try to force a comparable assessment figure on you by taking the assessed tax values in the area and claiming you got a steal, but you can easily mitigate that argument with various local companies who do that type of work. Good luck. Remember the Citizens Insurance Bill for windstorm will be every bit of 10K for windstorm alone. The you have Homeowners and flood. But you can not go wrong in S. Fla with a lot that has a seawall.

09-17-2006, 02:36 PM
Bitefish.....thanks for the lesson on Fl real estate taxes but everyone knows that waterfront living in Fla. is expensive. Worrying too much about the taxes and insurance seems like....... buying a yacht and then wondering whether you can afford the gas. There's no cheap parts in either one!!!

09-17-2006, 02:52 PM
Any house is only worth what someone will pay for it.....and right now nobody seems to be paying anything for waterfront in FL. I know b/c I have a house for sale on a canal in WFlorida for 6 months - I am renting it out now

Not being concerned with the factors that go into the total cost of ownership with a house (or a yacht) would suggest that a person is careless with their money - and most of the wealthy people I know did not get that way by being careless

I don't mean to sound negative as it looks like a great place - I might just be voicing some of my frustration with this RE market

09-17-2006, 03:21 PM
Stinger and Bitefish, go find another thread to hijack. I'm not going to get into an esoteric discussion with either of you about property taxes or the state of real estate in Florida. If anyone has genuine interest, I'll be happy to chat about anything. But at this point, you two are just stepping on my d*ck. There are other forums to discuss these things.

Wiley -- can this thread please be closed or frozen? The house attention isn't worth these troll comments its getting. Thanks

09-17-2006, 03:21 PM
sac56fire - 9/17/2006 1:36 PM

Bitefish.....thanks for the lesson on Fl real estate taxes but everyone knows that waterfront living in Fla. is expensive. Worrying too much about the taxes and insurance seems like....... buying a yacht and then wondering whether you can afford the gas. There's no cheap parts in either one!!!
I live on the water in Florida :)

If I wanted to sell today, the buyer would get the stepped up basis and what that would do to him real-estate-tax wise would be pretty amazing if he was unprepared for it.

On the other hand the R/E taxes here (where I am) are downright CHEAP compared to areas around, say, Chicago. Of course a big part of that difference gets chewed up with the much higher insurance costs.

Florida seems to have a more efficient government, all-in......

I've considered doing what would be a "lateral move" in terms of home value to another waterfront property I like more, but this keeps me from getting serious about it - my property tax bill would double. The problem is that this expense is with you forever; once you lose that protected basis you can never get it back (well, ok, there are ways - have a spouse die on you while in the military and you can get a pretty incredible R/E tax deal, for example, but what you have to have happen to get that is pretty bad......)

IMHO the OP should post the data off the TRIM notice. If the current assessed and taxable values are close, then that's good - it would mean that a buyer would be able to have a reasonable belief that the numbers are good - on the converse, if not, he'd be able to figure out how badly it would hurt.

09-17-2006, 05:14 PM
Please give it a rest....this isn't a lesson in important facts to know when selling real estate in FL. I am sure that there is another site that members would be enthralled by your vast knowledge on the subject.
That's a beautiful home at a good price. I am sure you will find a buyer.

09-17-2006, 07:05 PM
Carpe Diem!!!! The only seller who is concerned about a buyers future ability to carry the "nut", is a NUT!
Agreed, the home is worth the asking price.
Be patient, surly in SE Florida which is not remotely comparable to SW or Central or any other part of FL, in terms of re sales, and location, someone will need the home and buy it. Market clearly has changed a bit, but you'll find a buyer. Good Luck!

09-17-2006, 09:25 PM
MSheppard.....relax! - nice looking place - good luck and sorry for the tangent

About Time
09-18-2006, 02:09 PM
Mark, Ck. your PM.... Mitch

09-18-2006, 02:57 PM
It is a great price AND your neighbor is a GATOR so that alone raises the value. :thumbsup:

09-18-2006, 03:15 PM
About Time - 9/18/2006 2:09 PM

Mark, Ck. your PM.... Mitch

Mitch -- PM Sent...Thanks

09-18-2006, 03:23 PM
mandalex - 9/18/2006 2:57 PM

It is a great price AND your neighbor is a GATOR so that alone raises the value. :thumbsup:

I'm a Bulldog so we've been natural enemies! haha...jk...all my neighbors have been extremely nice and helpful and we'll be sad to move away from them. Gators and otherwise.

09-18-2006, 04:09 PM
Not trying to take a cheap shot at the OP guys and gals.... its a nice-looking place at a decent price.

The reason for the question is that an incipient deal will blow up if the buyer can't afford the carrying costs. Tax records are public and putting that out there will tell a prospective buyer what to expect.

That's it guys and gals....and BTW, for those who think that $10k is bad for RE taxes on a $600kish house, you haven't lived somewhere like Chicago. R/E taxes on a $650k property in most of the suburbs there are around $14,000 a year.

09-18-2006, 04:36 PM
Nice house, am actually trying to relocate down that direction right now as we speak. WHat is the address so I can pull up an aerial?

The price I think sounds right on the money. Waterfront property everywhere has come to a screaching halt. Similar property here in NC would be the same price or more, but with 2' of water at high tide! Insurance would be about the same. That is the price you pay to live on the water, and dock your boat in front of your house.

Does it have a garage? Kind of hard to tell from the pics. What is water depth at low tide?

09-18-2006, 07:58 PM
No, no garage. Low tide is about 2 feet at the lowest time of the year off the dock.

I'll IM you the address for look up purposes.

09-18-2006, 10:03 PM
msheppard, can you pm me the address? I live in Harbor Village, NFB, but am looking to possibly move over your way. I would also be interested in viewing the house. Since I am all of about 5 minutes away, I can swing by whenever it is convenient for you. If you want, I can pm you my phone number... Thanks.

09-19-2006, 07:47 AM
rkatz -- you have PM.


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