Vineyards- Naples


Vineyards is an established gated golf and country club community with many home sites conveniently located in the heart of Naples in Southwest Florida. With 36 holes of championship golf, a 70,000 square foot clubhouse, 38 lakes and 32 acres of parks, this private community features a broad range of Naples real estate. Homes, coach homes and condos are for sale within 39 individually gated neighborhoods. Each neighborhood offers amenities to supplement the private country club, including neighborhood clubhouses and swimming pools.

Completely debt-free, with no CDD fees and no club assessments, residents of Vineyards are afforded the added benefit of financial stability—all land, infrastructure and amenities are fully built and owned by Vineyards Development Corporation. Club members have never been assessed in over 25 years of operation.

Located in the prestigious North Naples area, Vineyards is in close proximity to fine restaurants, upscale shopping, entertainment and area beaches. For added convenience, Vineyards Elementary School and the Crossroads Market Shopping Center are linked via bike and walking paths as well as Physicians Regional Medical Center.
The 1,375 acres development includes two 24-hour manned gatehouses and is a golfers dream and a great community to select a Florida home site.  Home to 36 holes of championship PGA golf— The North Course, designed by Mark McCumber, replicates play on a Scottish links-style course; The South Course, designed by Bill Amick, has played host to the Naples’ PGA Senior Event. Additional golf facilities include a Pro shop staffed with PGA certified professionals; a full size driving range and practice facility; and putting and chipping greens. A reciprocal golf program is in place giving members access to dozens of area clubs in the summer months.  The private clubhouse offers fine and casual dining, a patio buffet for cocktails and casual get-togethers, an informal club lounge and lobby bar, banquet and reception facilities and an outdoor dining terrace. Additional clubhouses with swimming pools are scattered throughout Vineyards’ various neighborhoods.

With so many neighborhoods and lot choices available, 9 Core Realty can help you find your perfect home site in Vineyards.


Sandoval- Cape Coral

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Located just ten minutes from Pine Island – in one of the most desirable areas within Cape Coral – Sandoval is a unique residential community that seems like a tropical vacation, with amenities and recreation areas unlike any in Southwest Florida.

Sandoval is a unique Cape Coral gated community because it has been developed with an upscale feeling. But it has more affordable prices to attract families, young professionals, and retirees.

In Cape Coral homes for sale dropped when the economy hit bottom. But fortunately, Sandoval was not as affected because it is one of the most desirable areas to live in the Cape and homes continue to sell very well here.

From a water park to fishing to all kinds of sports facilities, Sandoval is as much a resort as it is a place to live – with easy access to shopping, fine dining and entertainment.  All of those amenities are for the whole community of Sandoval Cape Coral just doesn’t get any better than this! Top rated Trafalgar Middle School and Elementary School along with the Cape Coral Sports Complex are also within easy walking distance.

With a gated entry, lush landscaping, winding streets, and ample sidewalks, Sandoval offers a broad range of home designs for home buyers of all ages.  Scattered throughout Sandoval are 22 lakes which allows most of the homes to back up to water views. Within this spectacular 524-acre master-planned community there are four collections of homes are featured including twin villas, detached villa, single family, and estate homes.

There are still plenty of building lots available as Sandoval continues to develop the rest of the land that they own. There are many options in Sandoval for Cape Coral land for sale. If you need assistance locating your dream Florida home site in Sandoval, 9 Core Realty can help.  We know the Cape Coral land market like no other and can even assist with introducing you to a Sandoval builder. Sandoval Cape Coral features 3 builders who are established, nationwide, and who build quality homes with the best of materials, Pulte, DR Horton, and Taylor Morrison. As a matter of fact, Taylor Morrison bought Sandoval in 2011, and they are looking forward to finishing up developing the community.


Rare Find- Perfect Commercial Lot in Central Cape Coral Florida

4506 SE 16th Pl

This commercial property in central Cape Coral Florida is sure to appeal to a new business owner looking for a place to build their business or a current business owner, looking to relocate and upgrade.  Located at 4506 SE 16th Pl, Cape Coral, FL 33904, this oversized commercial lot is 0.76 acres and listed for only $95,000 by SWFL land experts, 9 Core Realty.

Business owners in Cape Coral enjoy a robust business environment and one of the lowest rates on unemployment in the state of Florida. Also, Cape Coral had the 4th largest growth in net small business establishments in Florida, with +0.32% in 2015. Choosing the right location for your business is one of the most important decisions when starting or expanding a company. You owe it to your enterprise to find out how Cape Coral gets down to business.

Nearly 75 percent of Florida’s population is within 160 miles of Cape Coral. The region’s award-winning Southwest Florida International Airport (RSW) is within 15 miles, and the Page Field Aviation Center and Punta Gorda Airport are in close proximity.

Cape Coral businesses can choose from a pool of nearly 500,000 educated and talented workers from the tri-county area, with more than half of Cape Coral’s population at age 43 or younger.  The area is consistently ranked as one of the nation’s job growth leaders by Forbes magazine, so the available talent pool is a critical asset.

If you are looking for the perfect commercial property to build your Cape Coral business, look no further.  4506 SE 16th Pl is ready to build and a great price for a rare commercial property in Cape Coral.  To view this property contact a member of the 9 Core Realty team at (239) 333-2221.


Housing market grows more stable in South Florida

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South Florida continues to push forward in a ranking of the most stable housing markets nationwide. The tri-county region scored 88.1 on Freddie Mac’s Multi-Indicator Market Index for December, up 15 percent from a year earlier.

The index tracks mortgage applications (including those buying land in Florida, employment, delinquencies and affordability for the top 100 metro areas across the country. A composite score of at least 80 is considered stable. A perfect score is 100.

South Florida reached the 80 benchmark last May for the first time since 2008. Of the top 100 metros, the three-county area ranked 24th, rising 22 spots from a year earlier. The national housing score was 82.7. This is good news for the nation’s housing market, but there is certainly more work to be done.

Some analysts are concerned that flat wage growth in recent years combined with rising home prices will make homes less affordable in South Florida, Cape Coral land sales and across the country in 2016.

But the job market has been mostly solid in South Florida and that should eventually lead to some income growth, which will offset the affordability challenges.

January figures released last week by local Realtor boards showed annual increases in sales and median prices of existing homes in Palm Beach and Broward counties. Still, sales fell in Miami-Dade County, and real estate agents say the market has slowed across South Florida, with homes taking longer to sell and sellers having to reduce prices to attract buyers.

The market is not as frenzied. Sellers got overly confident and were pricing their homes a bit more than what they should have been. And buyers are looking at more of a selection of properties, and they’re not jumping at the first house they see. They have other options now.

Austin, Texas had the nation’s most stable housing market in December at 98.1, according to Freddie. Denver was No. 2 at 98.3.

To learn more about the growth of SWFL real estate visit 9 Core Realty on the web!

SWFL unemployment rate lower than state, nation

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Southwest Floridians went back to work at a fast clip last month. Collier and Lee counties both had unemployment rates in January that were among the lowest in the state, and were lower than the national average, according to a monthly report by the Florida Department of Economic Opportunity.

Collier County’s unemployment rate sank 0.5 percent to 4.8 percent from 5.3 percent over the year, while Lee County’s fell to 4.7 percent from 5.5 percent. Statewide, the unemployment rate fell to 5.1 percent from 5.9 percent. Nationally, the unemployment rate is 5.3 percent, down from 6.1 percent a year earlier.

Monroe County in the Florida Keys had the state’s lowest unemployment rate last month at 3.3 percent, while Hendry County in inland Southwest Florida had the highest at 8.4 percent.

Florida led the nation in job growth in January, according to the U.S. Bureau of Labor Statistics, adding 32,200 jobs, with the biggest chunk in professional and business services.

Collier County added about 2,700 jobs over the year, while Lee County saw an increase of 10,400.

In Collier, the most new jobs were added in construction of home sites and hospitality; in Lee it was construction, professional and business services, and trade, transportation and utilities.

While it’s worrisome that many new jobs were in the cyclical and somewhat nomadic construction industry, employers are ramping up training to create a homegrown workforce of skilled carpenters, plumbers and other workers. Small businesses in other fields are getting less fussy, too.

Before, they wanted people who had specific skills who could hit the ground running. Now they’re willing to take a less qualified person and will provide on-the-job training.

Demand for workers exceeded supply at the beginning of the year. Naples had 4,425 job openings in January. Of them, 856 were in high-wage, high-skill science, technology, engineering, and math occupations, state officials said.

Many employers are now looking for permanent workers rather than seasonal ones. If you’re looking for work, there’s a job out there. A lot of these jobs have benefits.

All sectors are hiring! In Naples, Marshall’s has hired 70 workers, and Arthrex 50. Other big names like Walgreens and Pizza Hut are looking for workers, too.

Some places are raising the wages of year-round workers to keep them from taking a seasonal job in a restaurant that may pay better, if only temporarily.

For workers who are now employed part-time there’s an opportunity to go full-time or move up if a person wants it. Everyone is in hiring mode.  this is also having an effect on real estate in the region as more people are buying homes, lots and land for sale in the area.

To learn more about the growth of the SWFL economy and it’s effect on real estate investments visit 9 Core Realty on the web.

Real Estate Investments by Qualified Foreign Pension Funds After the PATH Act

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The Protecting Americans from Tax Hikes Act of 2015 (“PATH Act”) included a number of significant changes to the U.S. federal income tax rules related to real estate investment trusts (“REITs”) and investments by non-U.S. investors in U.S. real estate (commonly referred to as “FIRPTA”). The PATH Act changes raise practical questions regarding both their direct impact and their interaction with other existing provisions especially when buying investment land for sale. This series of blog posts addresses questions of significance relating to the REIT and FIRPTA changes in the PATH Act. This post focuses on the U.S. tax rules for “qualified foreign pension funds” investing in U.S. real estate.

The PATH Act alters the treatment of certain foreign pension funds and their subsidiaries. Distributions or dispositions of a United States real property interest (“USRPI”) by a qualified foreign pension fund (or a blocker, for this purpose a wholly-owned non-U.S. subsidiary of such a fund, formed in any jurisdiction) on or after December 18, 2015 generally are no longer subject to withholding or tax under the FIRPTA regime. This is a welcome change, since it reduces the disparity between non-U.S. and U.S. pension funds with respect to investments in USRPIs. However, the general FIRPTA exemption does not mean that the qualified foreign pension funds can invest in any USRPI without any exposure to U.S. federal income tax. A qualified foreign pension fund will be subject to U.S. federal income tax on its net “effectively connected income” (“ECI”) if an election is made under Section 882(d) to treat such rental income as ECI, and, if no election is made, such rental income will be subject to gross basis U.S. federal withholding tax generally at 30% unless reduced by an applicable treaty. Well-advised non-U.S. investors typically find the ECI election for rental income beneficial as it typically results in an overall lower U.S. federal tax cost. However, the election also requires the non-U.S. investor to file U.S. federal income tax returns, and therefore, investing through a blocker is often thought to be beneficial as only the Blocker needs to file U.S. federal income tax returns, and not the ultimate non-U.S. investor when deciding how to purchase land for sale.

Prior to the PATH Act, the Section 882(d) election was largely irrelevant to the consequences of a sale of a USRPI since such a sale was subject to U.S. federal income tax either as the sale of an ECI generating asset or as a USRPI sale subject to FIRPTA. Following the PATH Act, however, this calculus changes significantly if a qualified foreign pension fund or its blocker makes the Section 882(d) election and generally recharacterizes the USRPI from a capital asset to an ECI generating asset, then the qualified foreign pension fund would be liable for U.S. federal income tax on the gain resulting from the sale, even if no liability would arise under FIRPTA. By contrast, if the Section 882(d) election only recharacterizes the rental income generated by the USRPI as ECI, then the FIRPTA exemption would mean that gain on a sale of the USRPI generally would escape U.S. federal income tax, with limited exceptions including depreciation recapture as discussed below.

While there is limited precedent, it would appear that the IRS would take the view that a Section 882(d) election does not change the character of the underlying asset. In Revenue Ruling 92-74 and a private ruling from 1990, the IRS ruled that the Section 882(d) provisions should be analyzed identically to the Section 871(d) provisions (which deal with non-U.S. individuals), referring to Treasury Regulations Section 1.871-10(c)(2), which states that real property or any interest in real property subject to a Section 871(d) election will still be treated as a capital asset for all other purposes of the Code. Therefore, this authority suggests that gain recognized on the sale of a USRPI generally may not be recharacterized as gain from the sale of ECI generating assets as a result of the Section 882(d) election. It is not clear whether or when the IRS might update or clarify this authority in light of the PATH Act (which as discussed above makes the answer to this question more relevant than it was under prior law).

A very important caveat to the discussion above is that notwithstanding the answer to the question about the effect of the Section 882(d) election, depreciation recapture nevertheless would be subject to U.S. federal income tax on a sale of a USRPI, even if capital gains on such dispositions may not be. Section 1250(a)(1)(A) and Treasury Regulations Section 1.1245-1 provide that tax on depreciation recapture is owed even if, in the absence of the depreciation recapture rules, there would be no tax owing on the transaction, and nothing in the analysis above or the PATH Act would appear to alter this result.

Ultimately, qualified foreign pension funds have potentially received a significant benefit from the changes made to FIRPTA by the PATH Act, but qualified foreign pension funds and their blockers remain exposed to U.S. tax liability on their interests in USRPI.

To learn more about how the PATH act will affect your foreign investments in the US visit 9 Core Realty on the web.

Home Is Where the Cash Is: Building Your Real Estate Business from the Ground Up

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As the financial crisis fades into the rearview mirror, many entrepreneurs might be encouraged to get back into the real estate game.  In many regions across the country, real estate sales and prices are on the rise.  While real estate investing is cyclical in nature, achieving success depends upon a number of factors.

First you must understand the basic fundamentals of real estate, know your market, and anticipate what other investors and homebuyers seek.

Owning Your Own Agency

The real estate business offers opportunities to acquire wealth, and owning a brokerage is one way to manage the risk of market fluctuations.  At the same time, there are responsibilities like assuming managerial duties and the overhead costs of running an office.

If you are new to the real estate game, it is essential to leverage your previous experience and tap your career and educational achievements.  In so doing you will be better able to plan and execute your business strategy.

Relationship Building

Any successful business endeavor depends on building relationships, whether with your business partners, clients or employees.

If there are other investors involved in the business, it is essential to define these relationships by having a written agreement that specifies the role and responsibilities of each individual, methods for resolving disputes, and exit strategies like buy/sell provisions.

Moreover, attracting clients often depends upon the skills of sales agents. While finding salespeople is relatively easy, retaining them is another matter.

In addition to providing them with leads, competitive commission structures and benefits, it is essential to develop a positive business culture where employees’ contributions are valued.

Finally, in the course of conducting business, it is crucial to develop relationships with real estate attorneys who are familiar with the local markets and who can handle the complexities of contracts of sale, title searches, arranging for financing, and conducting closings.

The Real Estate Game

If your goal is to get rich quick, think again this many not happen when buying investment land. You may be familiar with late night infomercials trying to convince you that it is possible to get rich by flipping houses with no money down.  Don’t believe the hype. The fact is that learning how to build a real estate business is not easy.

In the long run, however, the potential financial rewards are huge. Ultimately making money in real estate requires knowing the location, history and future of a particular market.

Having a successful real estate business is about staying ahead of the competition when buying land in Florida.

This is a matter of doing some homework by studying pricing trends, selecting desirable locations, understanding the tax implications, ascertaining school rankings, and foreseeing the expansion of nearby markets.

The Right Price

By studying pricing trends, the savvy entrepreneur will be able to perceive the fair market value for properties and differentiate a good investment opportunity from an overpriced property.  This means studying the current trends in a number of markets to determine where prices are accelerating more quickly. An area with lower prices often provides better long-term rewards.

Location, Location, Location

At the risk of stating the obvious, real estate is all about the location. This means investing not only in currently desirable markets, but up-and-coming areas as well. One way to determine the prospects of a market is to look for the development of new infrastructure, particularly roads and schools. These are usually good indicators that a community is poised for growth. Other signs of growth include land clearing, surveying and new construction, and roadway improvements designed for increased traffic flow.

Death and Taxes

Avoiding taxes, like death, is not realistic. That being said, there are ways for an entrepreneur to minimize the tax consequences of real estate investing. A town with lower property taxes will typically be more in demand, and properties can be bought and sold more quickly based on this demand.

Getting a handle on the tax structure of a particular area not only requires obtaining information from the local tax assessor, but also foreseeing if a reassessment is on the horizon. Taxes tend to rise in areas that are becoming crowded, where schools are filled to capacity, and roadways need improvement.

Teach Your Children

Parents who are looking to buy a home are invariably concerned about the quality of education in a community. This means that you need to be familiar with the school rankings associated with the market. Schools are typically ranked by the students’ performances in math and English by district; the current controversy over Common Core notwithstanding.

In short, new home buyers want access to quality education for their children and will be more inclined to buy a home in communities with higher rankings.


Up the Road Apiece

Another key to achieving success in the real estate game is to know what’s happening on the outskirts of town. As the prices of properties downtown escalate, some homebuyers may be priced out of the market and will look to surrounding areas that may be poised for future growth. Some typical signs of growth include areas where major train stops or bus routes are being planned.

The Bottom Line

In the end, building a successful real estate business means being in the game for the long haul. As an owner, it is essential to learn about industry trends concerning market prices and future development and to be patient as you execute your plan. By having a talented team around you, you can navigate the ups and downs of the real estate cycle and reap the long-term financial rewards.

To learn more about joining the real estate game visit 9 Core Realty on the web!