Why we bought this
Renovated 4/3 pool home, no HOA, 1.5 miles to the beach — closed at $1.13M.
Coral Ridge–area 4/3 pool home bought as a tired 1958 ranch and delivered as a fully permitted renovation: impact windows and doors, rewired electrical with new panels, new HVAC and water heater, designer kitchen with quartz and porcelain tile throughout. The thesis was simple — in a market where insurability drives value, a house with documented, permitted systems trades at a premium and sells fast. Positioned for two buyer pools at once (family end-user and short-term-rental investor), it went under contract in the first weeks on market and closed at $1,130,000.
What made this one work
- Fully permitted renovation: impact windows and doors, rewired electrical and new panels, new HVAC, new water heater
- No HOA and no rental restrictions — end-user and short-term-rental buyers competed for the same house
- Heated pool home 1.5 miles from Fort Lauderdale beach
- Closed at $1,130,000 (~$510/sf)
What you're buying
Inside the property
The math behind the deal
- Price / SF
- $510
See the cap rate, rent roll, comps & exits
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What the numbers mean
At $1,130,000 across 2,214 sf the sale prints roughly $510/sf — in line with renovated Coral Ridge Isles product and well above unrenovated 1950s stock in the same pocket. The value was not cosmetic: impact glass, new panels and new HVAC are the three line items Florida carriers price hardest, and permitted work is what lets a buyer underwrite insurance instead of guessing at it. No HOA and no rental restrictions kept the investor pool in the conversation, which is what held the price when appraisal risk showed up.
The bottom line
In today's Florida market the renovation that sells is the one with permits attached. Documented systems are worth more than finishes.
Thinking about selling a renovated South Florida home? We will price the systems, not just the kitchen.
Common questions
Why does a permitted renovation matter in Florida?+
Insurance carriers price roof age, wiring, and opening protection directly. Permitted impact glass, new panels and new HVAC turn an insurance unknown into a quotable number, which widens the buyer pool and protects the price.
Why did no HOA add value here?+
Without HOA rental restrictions the property underwrites both as a primary residence and as a short-term rental, so it draws two different buyer pools instead of one.