TO REMODEL OR NOT…THAT IS THE QUESTION

TO REMODEL OR NOT…THAT IS THE QUESTION.

When The Millers bought a lot and built a home in Sawgrass in Ponte Vedra in the early 90’s, we remember talking with a builder who had recently relocated to Northeast Florida from South Florida.  He wanted to build new homes and  he said the good coastal property in South Florida was already built out and the only home construction options were  to rebuild or remodel on existing properties.  At the time, Sawgrass (as was the Amelia Island Plantation), both were seeing unprecedented new construction.  Fast forward to the present and we are now in a very similar situation as South Florida was in the 90’s.   Not many communities have our beaches, marshes, the intracoastal waterway, tree canopy, golf courses, and private, intimate lots.   Because of these special attributes, the The Plantation is close to being built out.  There are not many lots available.  It’s the land that is so valuable.

Which means…when homes become available on the market, many times they may be dated, perfect for their time, but…trends change…things get old…homes need updating.  Because we live in this special community, buyers may have to be willing to adapt.

THE VALUE OF LOCATION

WHY RENOVATING IS WORTH THE EFFORT

by James Miller

MILLER REPORT, FALL 2024

Luxury Real Estate Magazine

As mentioned in the market analysis article in this publication, we are noticing that many buyers are prioritizing a property’s condition over its location, often choosing a renovated property in a less valuable location over a dated property in a more valuable location. Many buyers state that they do not want to undergo the hassles involved with renovations. The challenge with this approach is it disregards real estate’s oldest adage: location, location, location. Both location and condition impact a property’s value. However there is an important difference between the two. A property’s condition can be improved by a buyer, but the location cannot be changed. In addition, design trends tend to come and go, making periodic updating a reoccurring reality for every property. Measured over the course of time, location plays the largest role determining a property’s value. That’s why our advice to buyers is to focus first on location and to not be afraid to renovate a dated property in the right location. This is advice isn’t just something we tell our customers, it’s what we follow when making our own real estate decisions.

When Dave and Kathy purchased their first home in the Amelia Island Plantation around 2001, they found the perfect location…a beautiful lot on Marsh Creek Road. It had stunning views of the marsh, a dock on Walker’s Creek, and was down the street from Dave’s parents. The problem was it also had a 1980’s home on the lot that needed tons of updating. After purchasing the property and living in it for a year, they renovated it down to the studs and created a beautiful home.

1st Property on Marsh Creek (Before)

1st Property on Marsh Creek (After)

About 15 years later, they decided to downsize and try oceanfront condo living instead. They were able to sell the home because of its great location, even though the beautiful renovations made 15 years ago were in need up updating again to meet the ever-changing design trends. Guess what kind of oceanfront condo they bought? One that needed updating but had fabulous views of the ocean. After renovating the condo’s kitchen and bathrooms, they had a wonderful beach paradise.

Condo Foyer (Before)

Condo Foyer (After)

Condo Kitchen (Before)

Condo Kitchen (After)

Condo Living (After)

Shortly after completing the renovations on the condo, David Miller Sr. passed away and his home became available. Located three houses down from Walker’s Landing, this property has stunning views of the marsh, Walker’s Creek, and the Intracoastal Waterway, plus a short dock with deep-water access.

The challenge? The home was dated of course. Originally built in the late 70’s it was a small three bedroom, three bath home with an isolated kitchen. David Miller Senior remodeled the home in 2008, adding a large dining room, a large screened porch, an over-the-garage suite and gave the kitchen a facelift with new cabinets and counters. But by 2017, the home was again in need of updating to reflect current trends. The Miller Family put the property on the market and there were many showings over a few months. The feedback from buyers was consistent: they loved the location but felt the home needed too much updating. During the few months the home was for sale, Dave and Kathy would spend evenings sitting on the dock, watching the sunset and reflecting on the fun memories shared by the Miller Family at this location. Although they had just finished their condo renovations, they ultimately couldn’t resist the opportunity to not only own a longtime family home, but also one of the best locations in the Amelia Island Plantation.

After purchasing the property, they began renovations that took five months to complete, during which time they lived in the over-the-garage suite. They decided to stay within the existing exterior footprint, but made major changes to the interior. All pipes, electrical, insulation, and heating and air were replaced. French oak wide-plank wood floors were used throughout the house. Some windows and the sliding glass doors were replaced. The front door and all decks were replaced.

A total kitchen remodel included ripping out the drop-down ceiling and reclaiming space over the kitchen that previously housed air handlers in order to vault the ceiling. White-washed wood was added to the ceiling for a warm but light feel. The kitchen was expanded by removing a foyer closet, wet bar, and a pass-through counter in order to bump out the walls. All new appliances, custom cabinetry, and dramatic leathered quartzite countertops with the feel of oyster shells or ocean waves are highlights of the new kitchen. An unused small screen porch was enclosed and combined with the laundry room to create a butler’s pantry, larger laundry room, and wider hall leading to the garage.

BEFORE

AFTER (photos courtesy Lynn Tennille Photography)

The most important consideration during the remodel was to keep the view to the marsh open from the kitchen, through the dining spot (with a special Aidan Gray chandelier created and designed for that “one of a kind” look) to the sunroom. The large dining room that was added by David Senior became the sunroom that quickly became a favorite room with its lofted cypress beams and ceilings that fit perfectly in the marsh side location. A very small master bath was enlarged by taking space from the old laundry room and reconfiguring the closet.

BEFORE

AFTER

BEFORE

AFTER

DURING REMODEL…  I cringe when I see this.  The only thing we saved, original to the house was the coquina fireplace.

Julie Johnson and Benjie McEntyre of Julia Hall Interiors were the designers during the renovation, giving the right advice and special recommendations throughout the process. Even though a home renovation comes with plenty of hassles, the final result was well worth the effort. After finishing the project, the Miller Family couldn’t be happier. A property that has been in the family for generations will continue to make memories for future generations. And because Kathy and Dave were willing to renovate an older property, they now own a fully updated home in one of the best locations. The best of both worlds.

For buyers interested in the best properties the island has to offer, we recommend considering a renovation project. Meet with a contractor and a designer to understand the process, timeline, and costs. Our land is so special and unique. It’s what attracts buyers from all over the world to Amelia Island. Home styles and design trends will come and go but the land stays the same. Don’t rule out an old home that was built decades ago, because it is likely in a desirable location. After all, the original homeowner who built the house picked that location at a time when there was plenty of land available. As the old saying goes: if you want to find the best property on a lake, look for the oldest pier. When looking to invest millions of dollars into a piece of real estate on Amelia Island, we recommend focusing first on location and then customizing the condition to your liking.

“If you want to find the best property on a lake, look for the oldest pier.”

The Miller Group

One Sotheby’s International Realty  Amelia Island Office

James Miller 904-557-5720                                       Dave Miller 904-206-0525

jdmiller@onesothebysrealty.com                             dfmiller@onesothebysrealty.com

A few other photos during renovation I thought you would enjoy…

NATURE AND MACHINE…A JUXTAPOSITION

Replacing our dock…A fascinating process!

New dock in composite material, built to last!

Sunset from  the dock…

Come celebrate with me.  I’ll save you a seat on the dock.