Gran Paradiso at the West Villages Information

West Villages Home Site

Saturday, October 29, 2016

Hot Deals in Gran Paradiso

Lennar has some hot deals in Gran Paradiso right now.

Let me know if you would like more information on these or any of the build-to-order options in the community.
Ali

Ali H. Johnston, MHA, MBA in Real Estate

Realtor®, Lic. Broker #BK3284964

West Villages Realty LLC

Mobile: 941-460-3179

www.WestVillagesRealty.com

office hours by appointment:

19503 S. West Villages Pkwy, #A2

Venice, FL 34293

West Villages Home Site

www.WestVillagesRealty.com

Tuesday, October 4, 2016

Gran Paradiso at the West Villages Releases New Executive Home Plan

Lennar just released a new home plan available to build in Gran Paradiso, called the Venice. It is a fabulous 3 bedroom model in their Executive category of single-family homes with 3 full baths and a 2 car garage. The great room style offers a considerable 1,877 square feet of living space and starts at only $290,999 before homesite or options.

Thanks for reading!

Ali

Ali H. Johnston, MHA, MBA in Real Estate

Realtor®, Lic. Broker #BK3284964

West Villages Realty LLC

Mobile: 941-460-3179

Web link for listing - click here for more information

If you are considering purchasing a home in this community, I can assist you. My services and extensive resources are of no cost to you, and in most instances, I am even able to save home buyers money. I do not work for any of the wonderful builders/developers 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 can provide you with a wealth of information as well as saving you money.

Please, check out my Venice area website, and contact me for more information.

Look forward to hearing from you!

Saturday, September 24, 2016

Gran Paradiso: Furnished Orchid Villa on Water and Preserve!

Ali H. Johnston, MHA, MBA in Real Estate

Realtor®, Lic. Broker #BK3284964

West Villages Realty LLC

Mobile: 941-460-3179

www.WestVillagesRealty.com

www.WestVillagesRealty.com

Please, check out my Venice area website, and contact me for more information.

Look forward to hearing from you!

Wall Street Journal Reports Lennar to Buy WCI Communities

Lennar to Buy WCI Communities as Florida Housing Recovery Continues

The deal combines two of the largest home builders in the state

By AUSTEN HUFFORD

Updated Sept. 22, 2016 10:28 a.m. ET

Lennar Corp. will buy WCI Communities Inc. for about $643 million, a move that combines two of the largest home builders in Florida as the housing recovery continues.

Lennar will pay $23.50 a share in cash and stock for WCI, a 37% premium over WCI’s closing share price Wednesday.

“WCI’s land portfolio dovetails perfectly with our own Florida footprint and expands our product offering to capture more of the move-up market,” Lennar Chief Executive Stuart Miller said.

The offer will be $11.75 in cash and $11.75 worth of Lennar shares.

WCI has a 35-day “go-shop” period in which it will solicit and evaluate potential alternative offers.

The deal is subject to approval by WCI stockholders. A vote is expected to occur in December or January.

Shares of WCI rose 41% in morning trading to $24.19 and Lennar shares rose 2% to $44.35.

In recent quarters, home builders have seen increases in average price per home and in the number of homes delivered as the housing market continues its recovery from the 2007 financial crisis.

WCI also said it had reached retention agreements with its chief executive, chief financial officer and the president of its north region to stay 120 days after the deal closes.

article from http://www.wsj.com/articles/lennar-to-buy-wci-communities-as-florida-housing-recovery-continues-1474543351

Thanks for reading!

Ali

Ali H. Johnston, MHA, MBA in Real Estate

Realtor®, Lic. Broker #BK3284964

West Villages Realty LLC

Mobile: 941-460-3179

Photo Gallery: More Herald Photos of Gran Paradiso

Thursday, February 18, 2016

2016 Parade of Homes Is Underway!

2016 HBA Parade of homes has started. Builders throughout Sarasota and Manatee county feature their model homes and compete for awards. Download the official magazine at www.NewHomeVenice.com and check out what the local builders have to offer!

Monday, February 8, 2016

Pre-Valentines Chocolate Fest by Lennar in Gran Paradiso

Thursday, February 11th from 5pm-7pm
RSVP to Ed.Meeks@Lennar.com or James.Falbo@Lennar.com

Friday, July 17, 2015

Gran Paradiso in the Herald Tribune Today, July 17, 2015

From http://realestate.heraldtribune.com/2015/07/17/market-snapshot-gran-paradiso-in-north-port/

Market Snapshot: Gran Paradiso in North Port

By Chris Angermann , Herald-Tribune

/ Friday, July 17, 2015

Gran Paradiso more than lives up to its name. Everything about the revived, maintenance-free development spells extravagance, opulent living and natural beauty on a grand scale — with the exception of the houses and attached villas, which are handsome and elegant but by no means over the top.

A central island lined with majestic palm trees leads up to the Tuscan-style entrance gate and clubhouse, which would look at home in a Cecil B. DeMille epic. Fitness trails meander around the lakes and through nature preserves. The community abuts a protected gopher tortoise conservation area. Sandhill cranes, deer and other wildlife abound.

The gated community in the West Villages of North Port sits on the north side of U.S. 41, about three miles south of Venice. It was master-planned by Sam Rodgers in the mid-2000s. It was an ambitious development, with 1,999 units situated on more than 370 acres. Rodgers put in the streets, ponds, utilities and other infrastructure, and, along with Lee Wetherington Homes, put up models and started to build semi-custom, luxury residences.

The timing could not have been worse, however, as the ambitious housing development succumbed to the Great Recesssion. Grand Paradiso remained mostly empty and fell into disrepair. For more than half a decade, the landscaping consisted of overgrown weeds that became habitat to all kinds of critters, including wild boars and the occasional Florida panther. The handful of owners who initially bought and built there were less than pleased.

That changed in early 2014 when Lennar Corp., the Miami-based company that is one of the nation’s largest home builders, bought the development. Lennar paid $26.6 million for the 370 acres of Gran Paradiso and paid off the back taxes and assessments owed. It also purchased 164 lots from Lee Wetherington Homes for $4 million.

In the past year and a half, Lennar finished the clubhouse, opened a sales center and has been busy selling properties and building new homes.

“I’ve seen such a huge improvement,” says Amy Terzuoli, a sales associate with Premier Sotheby’s International Realty. “Homes are selling like hotcakes. The area is really taking off.”

Terzuoli is the listing agent for one of the few resale properties available in the community — one of the four original attached luxury villas that Sam Rodgers Homes built. The three-bedroom former model has lavish interiors. With Florida Green Building Coalition and Energy Star certifications for energy efficiency, it is priced at $359,000.

But most of the residences are new construction. Lennar offers single-family homes, luxury estate homes, maintenance-free villas, coach or manor homes, and townhouses — all in Tuscan style relating to the overall architectural theme of Gran Paradiso. They range in size from three to five bedrooms and from 1,340 to 3,800 square feet. Luxury features include granite countertops, stainless-steel appliances, crown molding, brick pavers and more. Prices range from the $200,000s to $600,000s.

Sam Rodgers and its Arthur Rutenberg franchise are still involved, offering semi-custom built homes ranging from $389,000 to more than $900,000.

“It’s a wide range of price points — something for everyone,” says Terzuoli.

Each section has its own homeowner’s association plus a master fee. Dues for the houses are $1,855 and include all community amenities, basic cable, and lawn maintenance. Villas, coach and townhomes dues are $250 to $300 a month and also include landscaping.

Amenities include tennis courts, pickle ball courts, and a free-form swimming pool with poolside cabanas. The magnificent clubhouse has lofty ceilings and game rooms with billiards and card tables, a media center, a sauna and a steam room, a massaging room, and a big, ultra-modern fitness center. There are plans to hire an onsite activities director.

“Gran Paradiso has a full-time resort atmosphere,” says Terzuoli. “It feels like being on vacation all the time.”

The growing number of residents include working professionals, retirees and families. “Residents are primarily baby boomers — a lot of people from up north who are done with the snow and ready to make the big move to Florida,” says Terzuoli. “There are also a number of younger families with children.”

The West Villages is an up-and-coming area, close to the Gulf beaches, nearby championship golf courses, and within easy, 10-minute reach of Interstate 75. “When the Town Center gets further developed, there will be shops and restaurants close-by,” says Terzuoli. “There’s something here for all age groups.”

She expects it will take around seven years for the community to be fully built-out. “It’s great to be able to be in an affordable place in a nice country club-like setting,” she says. “Every time I go there, I get a good vibe.”

(article from Sarasota Herald Tribune)

Saturday, November 29, 2014

Gran Paradiso - WVID blog 11/29/2014

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

WVID Wordpress Blog

Gran Paradiso Wordpress Blog

Wednesday, November 5, 2014

Gran Paradiso: West Villages Improvement District (WVID) meeting 11/04/2014

WVID blog about Supervisory Board meeting 11/04/2014...wvidfl.blogspot.com 11/05/2014

Full article below:

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 advisers 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 any specific questions for you!

Just let me know.

Ali

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 Wordpress Blog

Gran Paradiso Wordpress Blog

Wednesday, October 15, 2014

Community Mentioned in West Villages Blog

Gran Paradiso villas discussed in budget-friendly WVID blog...http://wvidfl.blogspot.com/2014/10/budget-friendly-new-construction.html

Full article below:

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 a 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

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 Wordpress Blog

Gran Paradiso Wordpress Blog