alys beach

[fisher]

Looks like the folks at Alys need to get some inventory moving. This email came today from Alys--

CUSTOM COURTYARD HOMES & HOMESITES AVAILABLE NOW

A place where life is not just lived...a place where life is defined. Nestled on 158 pristine acres on the serene Gulf shore of
northwest Florida, Alys Beach is created with the highest standards for beauty, sustainability, and quality of life. White masonry homes are inspired by the architecture of Bermuda and Antigua, Guatemala. Courtyards meld indoor and outdoor spaces.
Parks and trails preserve the wonder of a unique coastal habitat.
A place to rediscover the pure blessing of living.

Homesites from $415,000 & Rowhouses from $1,178,000
Resort Homes from $1,900,000


When they originally auctioned of the first lots in 2005, the small homesites went for $$750k and up and the rowhouses were selling for $1.6 million and up. These prices are way down--or did they come up with even smaller lots and homes than the zero lot line homes already built. If the lots and homes are being offered are similar to the ones already constructed, that's a 40% plus drop in prices. This will put the hurt on the resale zero lot line homes on the MLS priced from $2.1 million and up and the larger resale homes priced from $2.4 million and up.

A sign of the times and more likely to come.

 

[mahthamadear]

Looks like the folks at Alys need to get some inventory moving. This email came today from Alys--

CUSTOM COURTYARD HOMES & HOMESITES AVAILABLE NOW

A place where life is not just lived...a place where life is defined. Nestled on 158 pristine acres on the serene Gulf shore of
northwest Florida, Alys Beach is created with the highest standards for beauty, sustainability, and quality of life. White masonry homes are inspired by the architecture of Bermuda and Antigua, Guatemala. Courtyards meld indoor and outdoor spaces.
Parks and trails preserve the wonder of a unique coastal habitat.
A place to rediscover the pure blessing of living.

Homesites from $415,000 & Rowhouses from $1,178,000
Resort Homes from $1,900,000


When they originally auctioned of the first lots in 2005, the small homesites went for $$750k and up and the rowhouses were selling for $1.6 million and up. These prices are way down--or did they come up with even smaller lots and homes than the zero lot line homes already built. If the lots and homes are being offered are similar to the ones already constructed, that's a 40% plus drop in prices. This will put the hurt on the resale zero lot line homes on the MLS priced from $2.1 million and up and the larger resale homes priced from $2.4 million and up.

A sign of the times and more likely to come.

fisher,

the thing i like best about sowal is that it encourages a variety of opinions and views on a wide range of topics. having it on very good authority that some of your views about alys beach are somewhat misinformed, i felt inclined to respond to your speculations in hopes of providing others who might follow your posts with some accurate information upon which to base their own conclusions and opinions.

you are right to question if the properties you are comparing are comparable, because, in fact, they are not.

"When they originally auctioned of the first lots in 2005, the small homesites went for $$750k and up and the rowhouses were selling for $1.6 million and up."

the first homesites made available in alys beach were indeed larger, lakefront homesites than the ones being made available for the first time at the recent (and might i add, attractive) price point of $415k. for those who appreciate and are willing to pay the premiums for lakefront property, the lakefront homesites are a comparable value to these non-lakefront properties.

the rowhouses are a new product in alys beach, this is the first time they have been made available, and they are high design with premium fixtures and finishes throughout. the courtyard homes, which were the first homes made available in alys beach and the ones to which i believe you are making reference, are now being made available at a starting price point of $1.9mm and UP!!! (or an 18.75% minimum increase over the original release values -- courtyard homes in alys beach range upwards of $3mm today).

the intent of alys beach, as with any new urbanist community, is to draw a wide range of people into the community by making a wide range of properties and price points available over the life of the community. the extra measures being made in alys beach afford uncompromised privacy to individual homeonwers while at the same time being a closely knit community as new urbanist towns are by their design and intent.

alys beach is just getting started, so you still have lots of time to familiarize yourself with all of the good things to come. it sounds like you have already drawn your own conclusions, but i know of more than one person in the community who started out with an opinion similar to yours and has come 360 in their thinking after spending more time understanding alys beach more completely.

thank you so much for helping draw attention to these new values in alys beach through your various sowal posts! you are doing the market, and alys beach, a great service! granted, alys beach is not for everyone, and i agree with other recent posts that 30a is special because it offers such a nice variety of well planned and designed communities by top planners and architects from across the country and the world. we're fortunate that all of the master planned communities up and down 30a have been designed right and done well and what's not developed is held in preserve by the state forests and parks. that combination is going to bode well for the long term values in our area and within alys beach. i think the communities are all very self-selecting, what appeals to some about alys beach may not appeal to others and vice versa about all of the other fine communities up and down 30a.

thanks for letting me share my thoughts with you,

mahtha

 

[fisher]

fisher,

the thing i like best about sowal is that it encourages a variety of opinions and views on a wide range of topics. having it on very good authority that some of your views about alys beach are somewhat misinformed, i felt inclined to respond to your speculations in hopes of providing others who might follow your posts with some accurate information upon which to base their own conclusions and opinions.

you are right to question if the properties you are comparing are comparable, because, in fact, they are not.

"When they originally auctioned of the first lots in 2005, the small homesites went for $$750k and up and the rowhouses were selling for $1.6 million and up."

the first homesites made available in alys beach were indeed larger, lakefront homesites than the ones being made available for the first time at the recent (and might i add, attractive) price point of $415k. for those who appreciate and are willing to pay the premiums for lakefront property, the lakefront homesites are a comparable value to these non-lakefront properties.

the rowhouses are a new product in alys beach, this is the first time they have been made available, and they are high design with premium fixtures and finishes throughout. the courtyard homes, which were the first homes made available in alys beach and the ones to which i believe you are making reference, are now being made available at a starting price point of $1.9mm and UP!!! (or an 18.75% minimum increase over the original release values -- courtyard homes in alys beach range upwards of $3mm today).

the intent of alys beach, as with any new urbanist community, is to draw a wide range of people into the community by making a wide range of properties and price points available over the life of the community. the extra measures being made in alys beach afford uncompromised privacy to individual homeonwers while at the same time being a closely knit community as new urbanist towns are by their design and intent.

alys beach is just getting started, so you still have lots of time to familiarize yourself with all of the good things to come. it sounds like you have already drawn your own conclusions, but i know of more than one person in the community who started out with an opinion similar to yours and has come 360 in their thinking after spending more time understanding alys beach more completely.

thank you so much for helping draw attention to these new values in alys beach through your various sowal posts! you are doing the market, and alys beach, a great service! granted, alys beach is not for everyone, and i agree with other recent posts that 30a is special because it offers such a nice variety of well planned and designed communities by top planners and architects from across the country and the world. we're fortunate that all of the master planned communities up and down 30a have been designed right and done well and what's not developed is held in preserve by the state forests and parks. that combination is going to bode well for the long term values in our area and within alys beach. i think the communities are all very self-selecting, what appeals to some about alys beach may not appeal to others and vice versa about all of the other fine communities up and down 30a.

thanks for letting me share my thoughts with you,

mahtha

Actually, I was talking about the zero lot line lots that sold in the first phase in the area directly behind the sales office and Fonville Press. I am not talking about the lake lots. These lots sold from $750k (zero lot line) to over $1.5 million (compound lots). The zero lot line houses that sold in 2005 sold ifor up to $2.3 million with the median price in 2005 per the Walton County site of around $1.9 million (there were no compound homes in the original release that I am aware of).

If you notice, I did question if there might be a smaller lot and home size available than some of the original 40X80 or so lots and 2500 square foot homes. Are these lower priced products much smaller than the 3200 square foot lots and 2200 square foot homes behind the sales office that went at the prices I noted above? Or are they similar in size and location? Where are the $415k lots and $1 million homes located in relation to the homes already constructed in Alys. Please clarify.

 

[Beachbummette]

fisher,

the thing i like best about sowal is that it encourages a variety of opinions and views on a wide range of topics. having it on very good authority that some of your views about alys beach are somewhat misinformed, i felt inclined to respond to your speculations in hopes of providing others who might follow your posts with some accurate information upon which to base their own conclusions and opinions.

you are right to question if the properties you are comparing are comparable, because, in fact, they are not.

"When they originally auctioned of the first lots in 2005, the small homesites went for $$750k and up and the rowhouses were selling for $1.6 million and up."

the first homesites made available in alys beach were indeed larger, lakefront homesites than the ones being made available for the first time at the recent (and might i add, attractive) price point of $415k. for those who appreciate and are willing to pay the premiums for lakefront property, the lakefront homesites are a comparable value to these non-lakefront properties.

the rowhouses are a new product in alys beach, this is the first time they have been made available, and they are high design with premium fixtures and finishes throughout. the courtyard homes, which were the first homes made available in alys beach and the ones to which i believe you are making reference, are now being made available at a starting price point of $1.9mm and UP!!! (or an 18.75% minimum increase over the original release values -- courtyard homes in alys beach range upwards of $3mm today).

the intent of alys beach, as with any new urbanist community, is to draw a wide range of people into the community by making a wide range of properties and price points available over the life of the community. the extra measures being made in alys beach afford uncompromised privacy to individual homeonwers while at the same time being a closely knit community as new urbanist towns are by their design and intent.

alys beach is just getting started, so you still have lots of time to familiarize yourself with all of the good things to come. it sounds like you have already drawn your own conclusions, but i know of more than one person in the community who started out with an opinion similar to yours and has come 360 in their thinking after spending more time understanding alys beach more completely.

thank you so much for helping draw attention to these new values in alys beach through your various sowal posts! you are doing the market, and alys beach, a great service! granted, alys beach is not for everyone, and i agree with other recent posts that 30a is special because it offers such a nice variety of well planned and designed communities by top planners and architects from across the country and the world. we're fortunate that all of the master planned communities up and down 30a have been designed right and done well and what's not developed is held in preserve by the state forests and parks. that combination is going to bode well for the long term values in our area and within alys beach. i think the communities are all very self-selecting, what appeals to some about alys beach may not appeal to others and vice versa about all of the other fine communities up and down 30a.

thanks for letting me share my thoughts with you,

mahtha

Glad you came on and posted mahta!

I was wondering where you were, hoped you have been reading and would post correct information. Way too many folks love to spew information they know nothing about on this board. It would be nice if more people like you that were in the know would post! It helps!

So, post some more!:clap_1:

 

[mahthamadear]

Actually, I was talking about the zero lot line lots that sold in the first phase in the area directly behind the sales office and Fonville Press. I am not talking about the lake lots. These lots sold from $750k (zero lot line) to over $1.5 million (compound lots). The zero lot line houses that sold in 2005 sold ifor up to $2.3 million with the median price in 2005 per the Walton County site of around $1.9 million (there were no compound homes in the original release that I am aware of).

If you notice, I did question if there might be a smaller lot and home size available than some of the original 40X80 or so lots and 2500 square foot homes. Are these lower priced products much smaller than the 3200 square foot lots and 2200 square foot homes behind the sales office that went at the prices I noted above? Or are they similar in size and location? Where are the $415k lots and $1 million homes located in relation to the homes already constructed in Alys. Please clarify.

the first homesites -- the ones you originally referenced as $750k -- were all located on or near the lake with larger footprints. the properties directly behind the sales office and fonville press are all courtyard homes (not lots). the $415k homesites and $1.1mm rowhouses are on the northeast side of the property to the east of the caliza pool. if you have not seen the caliza pool model or the progress of the caliza pool lately, you should make time to take a look. it is very impressive. the 3-bedroom rowhouses are 1919sf, and the 4-bedroom rowhouses are 2491sf. they will be located directly across from the tennis courts, if you are familiar with that area of the property.

i hope that answers your questions!

 

[egrp]

a 180...not a 360...a 360 is a circle meaning the person's viewpoint hasn't changed

 

[fisher]

the first homesites -- the ones you originally referenced as $750k -- were all located on or near the lake with larger footprints. the properties directly behind the sales office and fonville press are all courtyard homes (not lots). the $415k homesites and $1.1mm rowhouses are on the northeast side of the property to the east of the caliza pool. if you have not seen the caliza pool model or the progress of the caliza pool lately, you should make time to take a look. it is very impressive. the 3-bedroom rowhouses are 1919sf, and the 4-bedroom rowhouses are 2491sf. they will be located directly across from the tennis courts, if you are familiar with that area of the property.

i hope that answers your questions!

So, are you saying that the marketing materials I got for the initial bidding process for lots in Alys was incorrect when it referenced smaller zero lot line lots. And, that the agent that walked me through the hour long presentation was lying when she said the smaller lots for sale were zero lot line lots nowhere near the lake you describe? The lots on the materials I saw were not clustered around the lake. They were scattered around the initial phase and some were the small lots on which you could build a zero lot line home according to the materials and the sales rep I met with. These are the lots I am referring to that went for under $1 million and there are similar lots all over the master plan for Alys.

In fact, the largest percentage of lots in the subdivision are similar in size to the zero lot line lots and homes I first looked at in Alys.

But, thanks for clarifying that the actual lots for sale at $415k and home for $1 million are a much smaller version than the lots and homes I am talking about. Are these rowhouses going to be similar to townhomes with zero lot lines?

Also, with your knowledge of Alys, is the Walton County website close to being correct when it shows that only 5 properties sold in Alys in 2006 or was the actual number much higher and WC is missing lots of data?

 

[Chickpea]

So, are you saying that the marketing materials I got for the initial bidding process for lots in Alys was incorrect when it referenced smaller zero lot line lots. And, that the agent that walked me through the hour long presentation was lying when she said the smaller lots for sale were zero lot line lots nowhere near the lake you describe? The lots on the materials I saw were not clustered around the lake. They were scattered around the initial phase and some were the small lots on which you could build a zero lot line home according to the materials and the sales rep I met with. These are the lots I am referring to that went for under $1 million and there are similar lots all over the master plan for Alys.

In fact, the largest percentage of lots in the subdivision are similar in size to the zero lot line lots and homes I first looked at in Alys.

But, thanks for clarifying that the actual lots for sale at $415k and home for $1 million are a much smaller version than the lots and homes I am talking about. Are these rowhouses going to be similar to townhomes with zero lot lines?

Also, with your knowledge of Alys, is the Walton County website close to being correct when it shows that only 5 properties sold in Alys in 2006 or was the actual number much higher and WC is missing lots of data?

Fisher,

I do not have Matha's knowldege but I can help address some of your comments/questions.

The majority of lots in Alys are courtyard homes (zero lot line homes as you describe them -I personally prefer descibing these houses by their typology which is courtyard homes) but there is also a good number of compound and villa lots available as well - meaning that depending on personal preferences and budget, you can find quite a few different options at Alys.

On either north or south side of 30A you can buy a small, medium or large lot on which you can build a courtyard house, you can also apply this to either a house or compound if a courtyard house is not your thing (in this case the house is detached and not a zero line house). You can also choose to park on your site (parking court, trellised court or garage - your choice) OR you can choose to park in a parking court; and if you do not like the idea of designing and building your house you can choose to buy a smaller, medium or large courtyard home, compound or villa. The rowhouses, which is a new product are in essence courtyard houses as they each have their private courts. All of these factors affect price and again, depending on location within Alys, these will also change - close to an amenity (Lake, Caliza Pool, etc...) or more within a residential neighborhood...

Hope this helps and will somewhat dispell your obviously strong feelings about the project. I cannot imagine that you were lied to or misled.

Thanks for reading.

 

[fisher]

Fisher,

I do not have Matha's knowldege but I can help address some of your comments/questions.

The majority of lots in Alys are courtyard homes (zero lot line homes as you describe them -I personally prefer descibing these houses by their typology which is courtyard homes) but there is also a good number of compound and villa lots available as well - meaning that depending on personal preferences and budget, you can find quite a few different options at Alys.

On either north or south side of 30A you can buy a small, medium or large lot on which you can build a courtyard house, you can also apply this to either a house or compound if a courtyard house is not your thing (in this case the house is detached and not a zero line house). You can also choose to park on your site (parking court, trellised court or garage - your choice) OR you can choose to park in a parking court; and if you do not like the idea of designing and building your house you can choose to buy a smaller, medium or large courtyard home, compound or villa. The rowhouses, which is a new product are in essence courtyard houses as they each have their private courts. All of these factors affect price and again, depending on location within Alys, these will also change - close to an amenity (Lake, Caliza Pool, etc...) or more within a residential neighborhood...

Hope this helps and will somewhat dispell your obviously strong feelings about the project. I cannot imagine that you were lied to or misled.

Thanks for reading.

Chick,

I know that I wasn't lied to. The point of my post was to point out the fact the Mamabear wasn't correct in saying that all of the original lots were clustered around the lake and that's why they were priced low. I took a hard look at the initial offerings and am somewhat familiar with the project. Mamabear may have more detailed knowledge, but I was not way off base in my original post about the original offerings. What I was unaware of, and therefore qualified my original post with a BIG "IF", was how the new offerings related to the original offerings in terms of size.

 

[mahthamadear]

Chick,

I know that I wasn't lied to. The point of my post was to point out the fact the Mamabear wasn't correct in saying that all of the original lots were clustered around the lake and that's why they were priced low. I took a hard look at the initial offerings and am somewhat familiar with the project. Mamabear may have more detailed knowledge, but I was not way off base in my original post about the original offerings. What I was unaware of, and therefore qualified my original post with a BIG "IF", was how the new offerings related to the original offerings in terms of size.

i love it when you call me mamabear!!!

is it possible for us to agree to disagree on this point, fisher?