Hooray for a week of nice weather in sunny Southwest Florida – an occasional few raindrops here and there, but not enough to disturb those enjoying the outdoors. Shelling continues to be excellent with local papers still posting multiple photos of happy junonia finders.
About the only negative we’ve heard lately is about mosquitoes and noseeums. A good reason to lather up if you plan to be on the beaches and waterways at sunup or sundown.
No Caravan Meeting this week at the islands Association of Realtors® and not much real estate action was posted in the local Multiple Listing Service. That MLS activity follows a couple of news items below.
Florida Voters to Consider Permanent Cap on Annual Non-Homestead Property Tax Assessments
Good article on-line today (June 23, 2017) in “Legal Scoop on Southwest Florida Real Estate” by Austin Turner of Henderson Franklin, Attorneys at Law:
“With Florida’s 2017 Regular Session officially adjourned on May 8, 2017, only 203 bills (of the total 1,606 general bills filed) survived both chambers of the Legislature.
“From the handful of legislation that ultimately passed this year, Joint Resolution CS/HJR 21 was enacted. This resolution proposes an amendment to the State’s Constitution that would limit a local government’s authority to assess non-homestead real property for purposes of ad valorem taxation.\
“Background – Under Florida’s Constitution, ad valorem taxation is expressly reserved to local governments. The state is prohibited from levying ad valorem taxes on real and tangible personal property.
When preparing an annual assessment, the State Constitution also generally requires that all property be assessed at just value (i.e., market value) on January 1st of each year. Thereafter, such assessments are used to calculate property taxes to fund counties, municipalities, district school boards and certain special districts.
“Florida’s Existing Limitations on Assessments for Non-Homestead Property –For real property that has not qualified for a homestead exemption under the applicable provisions of ch.196, Florida Statutes, Florida’s voters approved a 2008 constitutional amendment which now limits the authority of local governments to increase non-homestead property tax assessments in excess of 10% each year (not applicable to school board assessments, years following a qualified improvement, or any year property undergoes a change in ownership or control).
“Under the provisions previously approved by the 2008 amendment, Florida’s annual limitation on increases for non-homestead assessments is scheduled to expire on January 1, 2019.
“CS/HJR 21 – Following the Legislature’s recent passage of Joint Resolution CS/HJR 21, a new constitutional amendment will now be proposed to Florida’s voters during the 2018 general election which, if approved by a supermajority (60%) of voters, will permanently extend our state’s current 10% annual cap on non-homestead ad valorem tax assessments.
“So What’s the Legal Scoop? As this legislation will not be subject to a gubernatorial veto, Florida’s new constitutional amendment will become effective on January 1, 2019, if it is approved by the 2018 electorate.
Given the number of flourishing local businesses, vacation rentals, and secondary homes throughout Southwest Florida, which have recently benefitted from the 10% annual cap on non-homestead ad valorem assessments, a strong voter turnout in support of this measure is expected in 2018.
“If you have any general questions regarding ad valorem property taxes in Florida or the recent approval of CS/HJR 21, please feel free to contact Austin at 239-344-1178 or via email at email@example.com.”
Sea Turtle Nesting Season Is On a Roll
From an email last Friday, Jun 16, from SCCF (Sanibel-Captiva Conservation Foundation):
“We now have a total of 8 green sea turtle nests, including one on the East End! We also have 363 loggerhead nests (262 on Sanibel and 101 on Captiva).
“We’ve been extremely busy in the best way possible. Last week our night team, who have been tagging loggerheads after nesting, have seen 31 individuals, including 8 recaptures. On Thursday of last week, they encountered 11 sea turtles in one night – a record for SCCF!
“And early today we put a satellite transmitter on our third green sea turtle! She nested very late in the night and our team was able to release her this morning. SCCF is grateful that Dave Addison from the Conservancy of Southwest Florida invited us to participate in this project. Doing so will allow us to learn more about the greens nesting in Southwest Florida.
“Please remember to share the beach with these amazing creatures by turning off all lights on the beach (including cell phone lights), bringing in beach furniture, and filling in any holes. “Here are the nest counts as of today (6/17/2017:
Loggerhead Nests – Sanibel East 67, Sanibel West 195, Captiva 101, Total 363
Green Nests – Sanibel East 1, Sanibel West 7, Captiva 0, Total 8
Loggerhead False Crawls – Sanibel East 144, Sanibel West 285, Captiva 88, Total 517
Green False Crawls – Sanibel East 0, Sanibel West 5, Captiva 0, Total 5.”
Owners, Appraisers Disagree on Home Values
As posted in “Daily Real Estate News” last Thurs, June 15, 2017:
“Homeowners feel like their homes are worth more than what appraisers say they are, and the gap between the two estimated values has grown for the 6th consecutive month, according to Quicken Loans’ National Home Price Perception Index.
“Appraised values were, on average, 1.93% lower than what homeowners expected, according to the index. Appraisals are drifting farther from owner estimates, even though their assessments continue to rise higher each month, the index shows.”
On island, with business so seasonal and appraisers needing to use recent comparables, it can be challenging getting good appraisals in late summer/fall. It’s always important for owners to recognize that location often plays the major role in an appraisal. The “where it is”, can influence the value, more than the “what it is”. In most cases, values are based on what a consumer has paid, rather than replacement cost.
Sanibel Boat Ramp Rehab
City construction of the Sanibel boat ramp rehabilitation project at 888 Sextant Dr (next to the causeway bridge) begins Wed, July 5. The boat ramp will be closed from then until Fri, Sep 8, provided the weather cooperates. The picnic areas and rest rooms will stay open. Residents/visitors are encouraged to use the Punta Rassa boat ramp (next to the toll booth) during this time. Lee County Parks and Recreation has an agreement with the City of Sanibel to honor Sanibel’s “C” parking permits during this time.
Upcoming Island Holiday Fun
Indoor Mini-Golf – July 1, 2, 3 at The Community House. 9 holes for $3 with tee times from 10 a.m. to 7 p.m.
Holiday Hog Roast – July 1 at The Community House from 5 to 8 p.m. Proceeds to benefit the newly renovated facility. $10 for adults. $5 for children under 12 for hot dog meal.
27th Island Independence Day Parade – July 4 at 9:30 a.m. Begins at Bailey’s Center & heads down Periwinkle to Casa Ybel Rd. Commemorative tee shirts and tank tops available now at Bank of the Islands. This year’s theme “Preserving the Red, White, & Blue”. A few photos below of the Bailey’s Store entries from last year’s parade.
38th Annual Sanibel-Captiva Road Rally – July 4 at noon from Timbers Restaurant parking lot – register early at http://www.SanCapOptimist.org.
Sanibel & Captiva Multiple Listing Service Activity June 16 – 23, 2017
5 new listings: Seashells #40 2/2 $369.9K; Sanctuary Golf Villages #6-2 2/2.5 $649K; Snug Harbor #211 2/2 $799,999; Pointe Santo #E23 2/2 $1.05M; Gulfside Place #124 2/2 $1.25M.
2 price changes: Seashells #11 2/2 now $359K, Nutmeg Village #211 2/2 now $675K.
4 new sales: Tennisplace #A31 2/1.5 listed at $299K, Tennisplace #C21 2/1.5 listed at $339,555, Blind Pass #F210 2/2 listed at $459K, Sanibel Arms West #I3 2/2 listed at $519K.
2 closed sales: Sanibel Arms West #H4 2/2 $515K, Sundial East #T202 2/2 $799K.
No new listings.
2 price changes: 673 East Rocks Dr 3/2 now $749,888; 4995 Joewood Dr 4/3 now $2.695M.
2 new sales: 976 Sand Castle Rd 3/3 half-duplex listed at $489K, 1918 Ibis Ln 3/3 listed at $629K..
9 closed sales: 4239 Gulf Pines Dr 3/2 $500K, 2154 Egret Cir 3/2 $525K, 5105 Sanibel-Captiva Rd 4/3 $600K, 1862 Farm Trl 3/2 $635K, 1114 Sabal St 2/2 $670K, 5739 Pine Tree Dr 3/2 $750K, 687 Anchor Dr 4/3 $1.235M, 513 Lighthouse Way 3/3 $1.45M, 4190 Dingman Dr 4/3.5 $1.825M.
1 new listing: 9226 Kincaid Ct $190K.
1 price change: 1311 Par View Dr now $277K.
1 new sale: 2441 & 2453 Los Colony Rd listed at $179K.
No closed sales.
No new listings or price changes.
2 new sales: Tennis Villas #3127 1/1 listed at $260K, Beach Homes #9 4/3.5 listed at $2.95M.
No closed sales.
No new listings.
1 price change: 43 Oster Ct 2/2.5 now $819K.
No new or closed sales.
Nothing to report.
(This representation is based, in whole, or in part, on data supplied by the Sanibel & Captiva Islands Association of Realtors® or its Multiple Listing Service. Neither the association nor its MLS guarantees or is in any way responsible for its accuracy. Data maintained by the association or its MLS may not reflect all real estate activity in the market. The information provided represents general real estate activity in the community and does not imply that SanibelSusan Realty Associates is participating or participated in these transactions.)
Until next Friday, hope you enjoy your summer!
Susan Andrews, aka SanibelSusan