Location: Ameritrail section of Chapel Trail (gated)
Price: $769,000
Beds/Baths: 4BR / 3BA
Square Footage: 2,420 sq ft living | 8,580 sq ft lot
Style: Two story, single family
HOA: $185/month (includes cable & internet)

Disclosure: This home is listed by Lyfe Realty Group. This analysis is for educational purposes to help buyers understand market value and property features in West Pines.

Finding an updated 4 bedroom in a gated West Pines neighborhood under $800K is becoming less common. This property represents what's currently available at this price point and what buyers should expect when shopping in this range.

What makes it notable:

Most properties in this price range require buyers to choose between these features. This one offers all of them, which is why it's worth examining as a market case study.

1. The Kitchen Renovation Is Recent (2024)

The kitchen received a complete remodel this year:

Market impact: Kitchen renovations typically cost $40K–$60K. When comparing this property to others at similar price points, this represents immediate value since the work is complete.

2. Major Systems Have Been Replaced

Analysis: The first 3–5 years of ownership often involve replacing aging systems. These replacements have been handled, reducing near term capital expenditure risk.

3. The Outdoor Living Space Is Substantial

Practical uses:

Market consideration: Outdoor living space is a premium feature in South Florida. Properties with substantial covered/screened areas typically command higher prices and attract more buyer interest at resale.

4. The Primary Suite Offers Good Space

Comparison: Many 4 bedroom homes at this price point have primary suites that are only marginally larger than secondary bedrooms. This configuration provides more distinct separation between the owner's suite and other bedrooms.

5. Functional Layout Features

6. Community Characteristics

Chapel Trail (Ameritrail section) has specific attributes:

Market relevance: Gated communities with lower turnover typically indicate resident satisfaction. School ratings affect property values. Areas with higher rated schools generally see stronger appreciation and faster sales.

7. HOA Fee Structure

Market comparison: Most gated communities in West Pines charge $250–$400/month for HOA fees. Cable and internet packages typically cost $100–$150/month separately.

Annual cost difference: $780–$2,580 lower than comparable communities, plus $1,200–$1,800 in bundled services = $2,000–$4,400 annual savings compared to similar neighborhoods.

8. Flood Zone Designation

Implications:

1. Polybutylene Pipe Disclosure

The seller is offering a $7,500 credit for future polybutylene pipe replacement.

Background:

Options for buyers:

Analysis: This is a disclosed issue with financial accommodation. It's preferable to discover known issues upfront with seller contribution rather than encountering them unexpectedly after purchase.

2. HOA Approval Timeline

Chapel Trail requires HOA approval for new owners. Typical timeline: 2–3 weeks after contract execution.

Planning consideration: Don't schedule movers or make commitments based on closing date until HOA provides final approval.

3. Two Story Configuration

The primary bedroom is located on the second floor, requiring daily stair access.

Long term consideration: If mobility concerns exist now or could develop over a 10+ year ownership period, this layout may present challenges. The first floor bathroom provides some flexibility, but daily bedroom access requires stairs.

Recent comparable sales in Chapel Trail (gated, similar size):

This property's position:

Market observation: At $799K, this property would likely see extended market time (60+ days). At $769K, it's positioned competitively within current market conditions.

Purchase Price: $769,000
Down Payment (5%): $38,450
Loan Amount: $730,550
Interest Rate: 6.26% (current average)

Monthly Payment Breakdown:

Total Monthly Cost: $5,715–$5,815

Income requirement (28% front-end ratio): $245,000–$250,000 annual household income
Income requirement (conservative 25% ratio): $275,000+ annual household income

This property may appeal to:

✓ Buyers seeking 4 bedroom layouts
✓ Those prioritizing outdoor entertaining space
✓ Buyers relocating from smaller properties (townhomes, condos)
✓ Those requiring home office space
✓ Buyers wanting move-in condition properties
✓ Those seeking gated community amenities

If analyzing a purchase strategy for this property:

Starting position: $760,000 (1.2% below asking)
Credit requests: $7,500 poly pipe (disclosed) + $2,500 closing costs
Expected seller response: Counter at $765,000 with $7,500 credit only
Buyer counter-option: $763,000 with full $10,000 in credits
Likely outcome range: $763,000–$765,000 with $7,500–$10,000 in credits

Net position: $4,000–$6,000 below asking price, plus credits toward known repairs

Note: This is a strategic framework for educational purposes. Actual negotiations depend on market conditions, competing offers, seller motivation, and buyer circumstances.

What this property teaches about the current market:

Disclaimer: This analysis is for educational purposes only and does not constitute a formal appraisal, property recommendation, or guarantee of value. Property information is based on public records and listing data, which may contain inaccuracies. Prospective buyers should conduct their own due diligence, including professional inspections and independent market analysis.