By Gwinn Volen
With just one kid left in the house, the 'empty nest' is on the horizon, and with it, thoughts of downsizing are starting to creep in. Honestly, the idea of maintaining a large home as we get older isn't exactly thrilling. Who needs the hassle of a pool, with its monthly upkeep, not to mention the inevitable (and expensive!) pump replacements and the need to re-surface it every decade or so. There's also the constant exterior maintenance – the yard, the never-ending list of repairs, the inevitable "Oh no, what's that sound?" moments as yet another system decides to give out. Maybe it's not even about the work; maybe it's the desire for a simpler life, the freedom to travel more. Whatever the reason, the time feels right for a change. But where do you go from here?
If you want to stay at the beach in a single-family home with a square footage of under 2900 square feet, here are some options.
The Plantation Garden Homes
On the higher end of the price range, you have The Plantation's garden homes. These homes have a smaller footprint, and lawn service is included in your monthly dues (which also include club fees). These properties give homeowners more of a lock and leave-feeling. And security will even check on your home when you are out of town. Some of the properties have enough space for a small pool. Prices range depending on the view but expect to pay $1.3 for a fixer and up to $2M+ for a renovated home. The Plantation has changed so much over the last few years. People love the new club facilities, manicured community spaces, and the great food the club has to offer.
Sawgrass Country Club
Sawgrass was developed for multiple kinds of living situations, with several communities catering to the 2nd home owner or retiree. Thus, there are some fantastic downsize options. Because Sawgrass is east of A1A with access to the beach, the prices are still up there, with single-family homes or garden homes ranging from $800,000 to $2,000,000 depending on the condition of the property. A lot of the properties will require renovations, and the homes are vintage 1980+, but I've yet to meet someone who didn't enjoy the lifestyle in here. Some of the communities to keep your eyes on inside Sawgrass are Walker's Ridge, Village Walk, Lake Julia, Northgate, Club Cove, and Birkdale. Each of these areas has pros and cons, so it's important to drive around, ask questions, and get a feel for what you like.
TPC Sawgrass
TPC Sawgrass has always been a fun neighborhood to live in. And when Sawgrass Village received a facelift, and The Yards entered the picture, it got even better. TPC Sawgrass is a big neighborhood with a lot of different smaller home options. Like Sawgrass Country Club and The Plantation, TPC Sawgrass is gated. You buy in TPC if you want a good central location and want to keep your options open for clubs at a slightly better price than Sawgrass or The Plantation. For a single-family home, here are communities to look out for: Water Oak, Hammock Cove, Oak Bridge, Lakeside, Bridgewater, and Cypress Creek. Another great option is Turtleback Crossing. Turtleback consists of townhomes, all with garages. There is a larger range of pricing in TPC, depending on the community. Homes range from $500,000 to $1,500,000 in the communities mentioned. Like Sawgrass, each area has its own flavor, so do your research.
Under $1M Options
Seaside, Fairfield/Azalea Point, L'Atrium, Dolphin Cove, Ocean's Edge, Solana Woods, and Solana Cay are all neighborhoods to look out for, depending on your needs and taste. They are all smaller neighborhoods with compelling features and lower HOA fees. I have my personal favorites, and yet, really, it is a matter of personal preference.
Here's a sampling of listings in a few of these neighborhoods:
One thing to keep in mind is property taxes. Your taxes are going to be based on your purchase value less any homestead portability you can transfer over from your previous home (should you be living in Florida). This is important because if you have a low tax base already, it does need to be a consideration factor in your overall budget.
If you have questions, please email me at gwinn@thevolengroup.com or call 904-314-5188.
About The Author
Gwinn Volen is a REALTOR, Owner and CEO for The Volen Group, Keller Williams Luxury International, a top real estate team in Northeast Florida's Ponte Vedra Beach community with annual sales of over $100M. For real estate in Ponte Vedra Beach or the surrounding area, contact Gwinn Volen at 904.314.5188 or email thevolengroup@gmail.com.
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