Information is provided on this blog site for owners or renters at Nautilus Cove Condos. The information comes from public records or condo documents and is published here to assist your efforts in finding them.

What is your opinion?

If you have an opinion about either Nautilus Cove or Concord Management you can post it on a nationwide rating site at: http://www.tinyurl.com/4634bss  and if you want to take a look at the 'Flagship' property for Concord Management you can take a look and see what those that live there think of the place and how it is run by Concord: http://concordsucks.blogspot.com/

Nautilus Development Partners LLLP can't seem to get their tenants to pay their rent.

Just when they get Watts tossed out they have to start on another eviction of Jennifer Nelson!

#1003 Eviction for Watts - Nautilus Development Partners, LLLP, aka: the Developer has evicted the tenants in one of their 56 units.   

DEFENDANT   WATTS, DANIEL
DEFENDANT   WATTS, VIVIAN
PLAINTIFF       NAUTILUS DEVELOPMENT PARTNERS LLLP

Date            Entry
5/25/2012  CASE CLOSED  
5/25/2012  WRIT OF POSSESSION ISSUED  
5/25/2012  FINAL JUDGMENT OF EVICTION - Recorded (OR.3411.2284 / 2012027855)  
5/24/2012  MOTION FOR DEF/DEF ENTERED DANIEL & VIVIAN WATTS  
5/24/2012  DT SUMMONS / EVICTIONS POSTED 05/15/12 DANIEL WATTS  
5/24/2012  DT SUMMONS / EVICTIONS POSTED 05/15/12 VIVIAN WATTS  
5/10/2012  PAYMENT $205.00 RECEIPT #2012032781  
5/10/2012  JUDGE WELCH, THOMAS F: ASSIGNED
5/10/2012  PLAINTIFF'S ATTORNEY: APPLEBAUM, STEVEN LAWRENCE ASSIGNED  
5/10/2012  COMPLAINT FILED  
5/10/2012  CASE TYPE : EVICTIONS  
5/10/2012  CLK TF/DOR SUMMONS SC ASSESSED $20.00  
5/10/2012  CASE FILED 05/10/2012 CASE NUMBER 12001249CC  
5/10/2012  TENANT EVICTION ASSESSED $185.00

HSBC BANK USA vs. DINIZ #103

　
12000819CA HSBC BANK USA vs. DINIZ, NEICY N

HSBC Bank has filed a 'lis pendens' (foreclosure) against Neicy Diniz unit #103. Ms Diniz was the owner of 2 units here at NCC, the 2nd is #403 and that has been on the market for some time by the foreclosing HSBC Bank.

403 Cape Cod Dr (was Diniz, now HSBC Bank)
bedrooms: 4, bathrooms: 3
MLS: #505887, Price as of 5/18/12: $125,000

DATE	DAYS AGO	EVENT	NEW PRICE
May 18, 2012	12 days ago	Price Reduced: -$20,000 (-13.79%)	$125,000
May 08, 2012	22 days ago	Price Reduced: -$20,000 (-12.12%)	$145,000
Apr. 28, 2012	32 days ago	Price Reduced: -$15,000 (-8.33%)	$165,000
Apr. 24, 2012	36 days ago	New on market

Whataburger in PCB - not well rated by customers so far.

In Nov last year it was mentioned on the blog that there was a new Whataburger going up in front of the Lowe's store at Back Beach Rd (ok its also known as Panama City Beach Pky) and Alf Coleman Road.

Well, it opened last week and it is a 24 hour restaurant, located next to the Hardee's restaurant and near the Publix grocery store.  From customer comments on a web site it seems that they need to work on their customer service and food preperation issues, probably this will eventually be sorted out, but for the moment they are not well rated by customers.  
http://www.whataburger.com/contact_us.php

3 NCC Units up for Auction June 5th

The NCC BOD is auctioning another 3 units due to delinquencies in Assn. fees.  9 units in total have been filed against, 2 were sold prior to being auctioned, 1 was sold at auction to an individual, 3 were temporarily acquired by NCC (2 for $100 and one for $200) and these final 3 are up for auction 6/5/12. 

NCC can NOT sell the units as the first mortgage holder has a prior claim, we can only rent them out on a temporary basis until we are in turn sued by the mortgage holder so they can recover/sell these units.

AUCTION SET FOR:  6/05/2012 11:00 AM CT
Auction Type:  FORECLOSURE   
Case #: 11002015CA   
Final Judgment Amount: $9,995.00   
Parcel ID: 40000-100-074    
Property Address: 13700 PCB PKWY  701 Jarrett   
Assessed Value: $77,675.00
   
Auction Type:  FORECLOSURE   
Case #: 11002016CA   
Final Judgment Amount: $8,674.75   
Parcel ID: 40000-100-072    
Property Address: 13700 PCB Pky  615 Gayatin 
Assessed Value: $79,625.00   

Auction Type:  FORECLOSURE   
Case #: 11002018CA   
Final Judgment Amount: $15,342.50   
Parcel ID: 40000-100-039    
Property Address: 13700 PCB PKWY  506 Glass
Assessed Value: $60,775.00

Auction results will be posted on this site as soon as they are available, including amount of sale and new owner (which will probably be NCC).

"Aggressive foreclosures backfire on Florida homeowners associations"

Here is a bit of he much longer article, see entire article at: http://www.ccfj.net/HOAFLFORECLbackf.html

Race to Foreclose
"Like banks, homeowners associations have the right to foreclose if people don't pay. But in what Tankel has called a "race to the courthouse steps,'' the associations have an advantage.

Because most owners owe less than $15,000, associations can file their cases in county court instead of circuit court with its heavier caseloads and higher dollar amounts. That way an association can get a final judgment of foreclosure in as few as 270 days, compared to the 800 days it takes for the average bank foreclosure in Florida.

After the foreclosure, the property usually goes to auction, where buyers pay a few thousand dollars to cover delinquent fees. If no one bids, the association can negotiate its own sale. Either way, the new owner can then rent out the home while the bank foreclosure drags on."

At NCC we 'temporarily own' three units (401, 702, 705) they are rented out and 3 more are coming up for auction June 5th:  506 Glass, 615 Gayatin, 701 Jarrett, we may also end up with these 3 condos to rent out. In order to 'break even' it seems that we would have to hold onto and rent out such units for an average of 20 months each. 

I believe we would have been better off letting the banks and mortgage companies do the heavy lifting and collecting from them when they foreclosed.  We can NOT sell these units and the holders of the first mortgages will eventually go to court and take them back from us.  Further info at:  http://tinyurl.com/6t7azjt

The only one to defnitely benefit from all this upheavel and drama is the association lawyer, Hess/Applebaum, who will come out of this with a profit of at least $24,000 and that is theirs even if we don't hold those units for the 20 months.

If you want to follow the auction you can do so on the Bay County Clerk's site at: https://www.bay.realforeclose.com/index.cfm

What do Fannie and Ginnie own at NCC?

What units at NCC are owned by Federal National Mortgage Asso?
307 Cahours
601 Karami

What units at NCC are owned by Government National Mortgage Asso?
515 Hupp

An old topic that needs some attention to save $ now.

I don't know if anyone else ever noticed it or if they did if they even cared, but here is some info on NCC water/sewer costs, it is the same thing I have been bringing up for years and it is time things changed and our dues signifigantly reduced.

'Old Timers' at NCC might recall that when we first purchased here we were all billed seperately for our water/sewer, this was done monthly by a 3rd class outfit called American Utility Management (AUM) http://aumsucks.blogspot.com. They did an extremely BAD job, billing people for water never used and they were finally fired 3 1/2 yrs ago.

Concord decided, probably with the approval of the developer controlled Board of Directors, that rather than doing the logical thing and finding a replacement billing firm, they would just increase the dues from the then $556 monthly to $675 so as to pay for the water/sewer charges and there would be no more individual billings.

Now we all pay the same for water, no matter how much or little you use.   (ie:  150% more than we should be paying)

Here is some math for you to consider: water/sewer is budgeted for 2012 at $91,584, that is what we expect to pay the City of PCB. The difference between the 'old' dues and the 'new' dues for the 168 condos is $239,904. So there is an additional $148,320 over and above the water/sewer whose actual costs will be $91,584.

I have always said that we should never have dropped the individual billing, we should just have signed up with another utility billing firm immediately. So now each unit is paying $880 yearly, over and above the actual costs of water/sewer.

If we go back to individual unit billing we ALL save, plus it isn't fair for a unit occupied by one person to pay the same as a unit occupied by 8 people.   3 1/2 years ago Concord made a major mistake in not finding a replacement utility billing firm when AUM was fired.  They were just to lazy to bother, it was easier just to raise the monthly dues. 

All our units still have the water meters and I know from inquiries that another company can come in and use these meters with 'no start up costs' to the condo.  Isn't it now time to correct this error? And of course it long past time to get rid of Concord.   Further info at:  http://tinyurl.com/6nam65z

If you would like to know why we don't return to individual billing you might ask the BOD, perhaps they will reply to you, they have stopped answering any emails from me. 

Contact:  babs.simmons@att.net, edeetroncale@yahoo.com, nknight@ndkconstsvcs.com

#1603 goes for 45% of original sale price

Diana Krasnova, is the new Owner of #1603, the old James Sheppard unit. 

The unit is a 3/2, 1195 sq ft, ground floor, parking lot side. It was a Fannie Mae foreclosure and went for $74,900 or 45.9% of the original sale price of $163,100 on 3/13/07.  Yearly taxes are $850.

Contact Those Running Nautilus Cove Condo

You want NCC condo Information?  You came to the right place!

Want to read thew 10 page Concord Management Agreement? Go to: http://tinyurl.com/39sy3cy and take a look. It was signed 10/4/10 and runs until 10/3/13 at which time I hope we will get rid of the 3rd rate Concord management firm and get a decent firm to run the complex.

For Your Information: 
You can see current and past Owners List's, Delinquency List's and old condo newsletters at:  http://nccownerslist.blogspot.com/ and you can click on this direct link to see the meeting minutes for the last 6 years:   http://tinyurl.com/66zdaor, for 185 NCC photos see: http://nautiluscondo.blogspot.com/
also look at:
By-Laws of NCC - http://tinyurl.com/37vbqkz
NCC Articles of Incorporation - http://tinyurl.com/34wp8pj
Rules and Regulations - http://tinyurl.com/39lbjwl
New 10/4/10 Condo Management Agreement - http://tinyurl.com/39sy3cy
Old Condominium Management Agreement - http://tinyurl.com/3x8963n
Budgets of 2012, 2012 Balance Sheet of 10/2010 -  http://tinyurl.com/2d4oh4j
6 NCC Newsletters:  http://nautiluscondosrules.blogspot.com/2011/09/blog-post.html

NCC Email addresses FYI:

Barbara Simmons,  (Owner #802) is BOD President

babs.simmons@att.net

Edee Troncale,   (Owner #102) is BOD VP

edeetroncale@yahoo.com
Norman Knight, Developer Appointed, Secty/Treasurer

nknight@ndkconstsvcs.com

Concord Management at NCC:

   Office Tel:  235-1009
   Office Fax:  235-1282
   Office Email:  Roxanne.Turnipseed@ConcordRents.com

Concord's Regional Manager - Panhandle

Kenneth.Furtaw@ConcordRents.com

or:  Concord Management, LTD
(407) 741-8600 Fax: (407) 975-9109
PO Box 940729, Maitland, FL 32794-0729
Contact Information:
Mr. Ed Kleiman (President)
Mr. Michael S. Yonge (Executive Vice President)
Mr Andrew Frye (Director of Credit and Collections)

Still no reply from several inquiries to the new BOD!

You couldn't get the time of day out of the various 'old' Boards of Directors, the 'new' BOD got off to a good start but repeated inquiries as to what happened with the BOD meetings of 4/7 and the follow up meeting of 4/13 have been totally ignored.


Are we returning to the 'old' days when Boards didn't bother to publish their minutes?  Where are the minutes for these 2 meetings?  Why no reply from our 2 Owner BOD members to myself and others asking what was decided at these meetings?


Here is the agenda of the 4/13 meeting, now the Board should tell us what, if anything, they did on these 5 items which were tabled from the 4/7 meeting.


So what was decided about:
1) the landscaping contract,
2) use of private grills,
3) dog parks,
4) pedestrian gate,
5) and did we waste money buying a new TV for the clubhouse?

Today's Announcements FYI:

From the: "I don't really care Dept":

On 4/7/12 the NCC BOD gave the City of PCB a sewer easement for $10. It was just posted online today by the Court Clerk, so now we are all up to date on that.

 
From the "Slightly more interesting news Dept":

Knology is continuing to install its cables here and they are hand digging trenches for the lines and replacing the turf afterwards, currently work is being done at the rear of the complex. 

The various services should go online at the same time and the target date was previously announced as being July 4th with some sort of gathering or pool party to celebrate completion.

RE:  NCC Budget:  If you are interested in the 2012 Budget and Expense Report you can see these 4 pages at:  http://nautiluscondosrules.blogspot.com/2006/05/2012-budget-and-expense-report.html

RE:  Photos of NCC from 2005 until today, take a look at the 163 photos at:  http://nautiluscondo.blogspot.com/

Delinquency List for May 2012

While previously existing delenquencies grew a bit and a couple of new ones appeared on the list, 6 other units came off the list from the last report, 4 paid off by banks or mortgage companies reclaiming the units and 2 by sales of units to individuals who paid. This was a reduction of nearly $40,000 from the prior lists $127,988. 

The units having paid and are removed from the list: 306*, 307, 405, 513*, 601 and 610. (*sold to individuals)

Prices at NCC

Lowest Price for a 3/2 is $74,900 for 610, a foreclosure with a new listing 5/2/12

Prices at Nautilus Cove - Updated 5/15/12

You can look up MLS #'s at:  http://tinyurl.com/7ajxz5l
============================================
307 Lighthouse Rd (was Cahours, now Chase Home Fin)
bedrooms: 4, Bathrooms: 3
MLS: #505966,  Price $104,900

403 Cape Cod Dr (was Diniz, now HSBC Bank)
bedrooms:  4, bathrooms:  3
MLS: #505887, Price as of 5/18/12: $125,000

DATE	DAYS AGO	EVENT	NEW PRICE
May 18, 2012	0 days ago	Price Reduced: -$20,000 (-13.79%)	$125,000
May 08, 2012	10 days ago	Price Reduced: -$20,000 (-12.12%)	$145,000
Apr. 28, 2012	20 days ago	Price Reduced: -$15,000 (-8.33%)	$165,000
Apr. 24, 2012	24 days ago	New on market	$180,000

405 Cape Cod Dr (was Kennedy, now Fannie Mae)
bedrooms:  4, bathrooms, 3
MLS:  #505662,  Price $80,000 as of 5/15/12 (new listing)

515 Lighthouse Rd (Original Owner: Hupp, now:  GINNIE MAE)
Bedrooms: 2,  Bathrooms: 2
MLS: #505794, Price: $74,900  (on market 4/20/12) as of 5/11/12 now:  $71,155

601 Cape Cod Drive (Original Owner:  Karami, now a Fannie Mae foreclosure)
Bedrooms:  3, Bathrooms:  2
MLS ID: #505433, (Active MLS)   Price $79,900  as of 5/11/12 now: $77,900

610 Cape Cod Drive (Original Owner: Ellingson, now Bk of NY)
Bedrooms:  3, Bathrooms:  2
MLS ID #506123 (newly listed 5/2/12)  Price $74,900

701 Lighthouse Rd (BOA Short Sale, Owner: Jarrett)
Bedrooms: 3,  Bathrooms: 2
Price: $89,000 unfurnished
MLS: # 501891 (Active MLS, short sale)  

706 Lighthouse Rd (short sale/R. Tipton)
Bedrooms:  3, Bathrooms: 2
Price: $85,900 (on market 3/8/12)
MLS:  #504439 (Active MLS) Short Sale

708 Lighthouse Rd (Owner Sale, not otherwise listed)
Bedrooms: 3, Bathrooms: 2,  85% furnished, no realtor comm. paid by seller
Price:  $90,900  Firm - See:  http://708lighthouseroad.blogspot.com/
Available:  soon as your check clears

================================================
Just in case you are wondering what the 'list price' is for the 56 developer units at NCC:
4/3 - $120,321
3/2 - $111,453
2/2 - $101,475

Of course no one pays 'list price', however at the 2012 AGM it was stated by Norman Knight that no further sales of developer units is anticipated. These units can not compete with the very low priced foreclosed units here and even some of the Owner units not in foreclosure are going for less than what the developer lists them at.

You can look up MLS #'s at: http://tinyurl.com/7ajxz5l

#405 Now Listed For Sale at 80K

5/19 Update:  There have been several inquiries on this unit which is priced at 45.2% of the original 2007 sale price.  It is anticipated that the unit will sell just a bit above the 80K asking price.
The old Joseph Kennedy 4/3 unit #405, that was foreclosed on by Fannie Mae is now on the market  through Flagstar Capital Markets for $80,000. 

Prices continue to remain in the 40-50% of original sale price here at NCC, this unit originally sold for $176,900 on 7/27/07.  The asking price is the usual 45% for foreclosures, it may go for even less than 80K.  This is an upstairs unit on the parking lot side.

2 other 4/3's are on the market but at prices that will not get many nibbles, #403 is $145,000 and #307 is listed at a more reasonable $104,900 but neither can compete with the price for 405, it will probably sell soon.

Details at:  http://tinyurl.com/83lp3tt

Q. How many times has the Condo been sued?

A)  Twice since I have been here.

One suit involved 2 Owners who had expensive motorcycles stolen during a time when the gate was broken and the VCR taping was kaput. Neither of the Owners are here anymore but they received a 'settlement' from the Insurance company. Details unknown but it didn't cost us anything directly as the insurance covered it. The Concord management company and BOD's of the time were unhelpful. Both the gate and camera system should have been working and I hope the Owners got a decent settlement, but such things are 'usually' settled with a confidentiality agreement so we won't know the results.

The other suit was mine and is covered front to back at: http://nautiluscovesuit2008.blogspot.com.   I refused any confidentality agreement and with the matter 2 weeks from trial the Condo Assn. 'settled' and agreed to pay my $7,000 in legal costs. The only thing I had ever asked was that the condo documents be enforced.  The matter involved inappropirate rentals in the 7 building where one realty firm owned 4 units and allowed 3 of them to be used as dorms for imported foreign workers.   9 months of complaints, warning letters from my attorney and 2 yrs and 363 days in court resulted in the 'settlement' with total expenditures to Owners here of nearly $11,000.

As with the other Owners suit, I found Concord Mis-Management and the then developer controlled BOD, to be totally useless and entirely unwilling to enforce condo documents. Today several of our previously ignored regulations are actually being enforced (rentals and pets as examples). Hopefully our Owner controlled BOD will not let such things be ignored as has happened previously.

One note FYI:   Per both Florida Statutes and condo documents, any suit involving the Condo Assn. and Owners will result in the loser paying all costs, so if you sue, make sure you are going to win. In my case there was never any doubt I would win, it just took nearly 4 years in total.

High water at the corner of Front Beach Road and Hutchison Boulevard in Panama City Beach forced police to shut it down after heavy rainfall Sunday.

Sunday afternoon brought a lot of rain to some areas of the Panhandle and up to 3.16" fell over 24 hours. Several roads had flooding but there were no serious damages in the PCB area.

Read more at: http://www.newsherald.com/articles/issued-102688-tornado-county.html#ixzz1uoD95U9L

Lien for Hooke, Eviction for Watts

Nautilus Cove filed the below lien for $7,865.25 on Unit 905, Matthew Hooke, NCC had previously filed 3/10/10 for $2,143.50 and a foreclosure was also pending against that unit from BAC Home Loans filed 7/15/10 but on 2/23/12 it was 'Dismissed w/o Prejudice' for lack of prosecution.

Concord also filed for an Eviction for Daniel and Vivian Watts

We won't know for another 2 years if we broke even or lost money

The scorecard so far on the 9 units that NCC filed foreclosures on:

106   Davis - Sold before June auction, delinquency paid off
306   R Smith - Sold at May auction to private party and delinquency paid off
401   Thomas - Taken by NCC at auction 3/30/12 for $200 and rented out
513   McRitchie - Sold before June auction, delinquency paid off
506   Glass - To Be Auctioned 6-5-12
615   Gayatin - To Be Auctioned 6-5-12
701   Jarrett - To Be Auctioned 6-5-12
702   Ussery - Taken by NCC at auction 3/30/12 for $300 and rented out
705   Reyes - Taken by NCC 3/30/12 at auction for $200 and rented out

Of the 9 units we 'temporarily own' three (401, 702, 705) which are rented out and 3 more are coming up for auction June 5th. We may also end up with these 3 condos to rent out.

Whether we end up making money on these temporary rentals or end up in the hole depends on just how long we can retain possession of the units and collect the rents on them. All 3 (or 6) will end up going to the mortgage holders eventually.

If we had not taken the 3 units (or perhaps 6) the mortgage companies would have eventually paid off the delinquencies in order to take title. There is a Florida law which in theory limits such payments to 12 months of delinquent dues or 1% of the highest mortgage amount, whichever is less. In the past the mortgage companies or banks have just paid up in full, they either don't know of the law or don't care, they just pay.

By 'cutting in line' so to speak, in front of those mortgage companies who had already filed foreclosures we managed to get title before the mortgage companies could finish their more complicated cases (all of which are still active in the Court) and now we have possession, but we can not sell the 3 units.

So whether or not we end up ahead in this mess comes down to being able to keep them rented out until we equal or exceed the amount that was owed on the units.

Say we rent out the average unit for $900 per month, in the case of #401 Thomas, the amount owed to us (delinquent dues, lawyers fee, court fee, etc) was $11,566.74, so simple math shows that we must hold the unit and have it rented out for 13 months to break even.

However it isn't quite this simple, as during the months we 'own' it we are NOT getting any $225 monthly condo dues (remember WE own it and are not paying outselves) so our income is not $900 a month but only a net of $675, this take us up to 17 months we must own and rent out the unit to break even.

But wait, we now must pay property taxes on it, just like any other Owner and also we must pay both the County and PCB taxes for all rental income we get from the units if rented out for 6 months or less, by my back of the envelope calculations we need to hold and rent out the unit for at approx. 20 months before we pay off what was owed to us plus taxes.

If we go past 20 months, we 'might' make money, anything less then we 'lose' money. I think that if you want to gamble then you should go to Vegas, we don't need all this fuss and bother and we should have just waited until the pokey banks and mortgage companies finished their foreclosures and paid us.

One more thing that we will be on the hook for is additional legal fees (above the 24k already paid to Hess/Applebaum) when the banks and mortgage companies come after us for taking their condos. Probably another $1,000 or so per unit.

We should have left well enough alone, only the Association lawyer is going to be sure of making money on this bad idea.


Forfurther info on this topic by a realty professional see the 5/5/12 article 'Associations Foreclosing and Owning Properties' at:  http://www.ccfj.net/ForeclSRarticle.html
========================================================

Here is an item from the "Be Careful Who You Send Your Email's To" department it comes one to me from Board member Ms. Troncale who in part comments on the above post about the 9 foreclosed units, and I will be pleased to share it with you on the basis that you just might find it interesting to see what the Board thinks of Owners here, both myself and someone with a chair:
----------------------------------------------------------------------------------------

Subject: Re: Foreclosed units
Date: 5/5/2012 6:54:38 P.M. Eastern Daylight Time
From: edeetroncale1@gmail.com

It seems to me Mr. Harris is never happy. I believe he is the one who wanted the board to purchase these units! I think it's time the harrassment Mr. Harris is causing to our community be addressed. I personally am very tired of it. He only finds the un negatives in this community and down plays it the public which to me is nothing but harrassment!! I think that this should be addressed and the way that he has belittle Roxanne. I hope we can all sit down and discuss this matter. I think the fact that we have recoved some of our loss is a great improvement.

As far as the unit with the wrong chair, personally the should receive a written warning, then fined. We need to start cracking down on things around here!
--------------------------------------------------------------------------------------------

Gosh, I even voted for her!  Guess I won't do that again.

And just for the record:
1)  I have opposed the Asso. using foreclosures against Owners even before the first unit (McRitchie) was filed on and I never wanted NCC to take over any Owner unit,
2)  I have mentioned to the new BOD and others, that I know of at least 3 times that Ms Turnipseed has lied to me and indeed I do not hold anyone at Concord in high esteem and have said for 2 1/2 years that we need to remove Concord from the management of the complex.
3)  Whoever has the 'wrong chair' better watch out - Edee is apparantly pissed off at you and wants you fined!

GEORGEKOPOULOS

Recent purchases at NCC by the Georgekopolus's may have us renaming the complex as the Georgekopolus Cove Condominium.

502 (2/2) purchased by Ted G for $65,000 on 5/06/11 (orig price $160,000 7/07)
205 (3/2) purchased by Ted G for $69,500 on 1/18/12 (orig price $159,900 11/06)
106 (4/3) purchased by Ted G for $83,500 on 2/16/12 (orig price $193,900 11/06)
210 (3/2) purchased by George G for $73,000 on 5/6/11 (orig price $179,900 5/07)
513 (2/2) purchased by Elite Enterprises Pete G for $65,000 on 3/20/12 (orig price $152,900 2/07)
(the bulk of the purchases are for Freddy and Fanny foreclosures)

Construction underway for new Wal Mart at Pier Park

Initial construction has begun for the 156,000-square-foot Walmart across the street from the Target store. 

Starting 5/2/12 the ground was being leveled, soon fencing will be put up and a construction trailer will be in place.

The new Wal Mart is 70% of the size of the Super Walmart which is also in PCB.  In addition to a traffic light at Powell Adams and PCB Parkway the street will have 4 lanes south from Back Beach to about halfway to Front Bch Rd. The cost will be approx 1.9 million paid initially by Wal Mart and they will be reimbursed 1.54 million by the Community Redevelopment Agency.

The target date for completion of the Walmart building is 12 months, There will be 3 PCB Pkwy entrance points into the plaza and 3 on Powell Adams.

Read more: http://www.newsherald.com/articles/pcb-97715-spring-walmart.html#ixzz1bB5kPfQY

Target and Wal Mart will be in direct competition at Pier Park and the Pier Park Target recently had a make over to get ready for the coming Wal Mart competition. They added to their rather lame food section and added meat, fresh produce and a larger selection of those items already carried.

Target had a general remodeling after being open for only 4 ½ years. The work consists of painting, new isle layouts and redone end cap designs.
 
Of benefit to both stores is an addition of a traffic light at Powell Adams and PCB Parkway the street will have 4 lanes south from PCB Pky (aka: Back Beach Rd) to about halfway to Front Beach Road. The cost will be approx 1.9 million paid initially by Wal Mart and they will be reimbursed 1.54 million by the Community Redevelopment Agency.

Read more:

http://www.newsherald.com/articles/pcb-97715-spring-walmart.html#ixzz1bB5kPfQY

PCB to enforce 1% City license fees

Are you paying your 6% tax for renting out your condo?

All facilities, including condos, that are rented for six months or less are subject to the tourist development tax.  NCC is presently 80% rental and many are being rented out by individual Owners who may have problems with the 2 different taxing authorities.

The minium rental at NCC is three months.  The tourist development tax is a 5% bed tax. For properties within the city limits of Panama City Beach there is a 1% city license fee.  The City has been having problems in collecting this and the one part time City position is now going to be a full time position and those not paying will soon be having tax problems.

The taxes are calculated on the total fees paid by the tenants for the benefit of the accommodations. These fees include cleaning fees.

All owners are subject to the tourist development tax and are required to register the facilities and collect this tax from their tenants or guests monthly. Collected taxes are remitted to the Clerk of Circuit Court of Bay County, PO Box 1230, Panama City Florida 32402.

A tax return is due even when no rental activity has occurred during the reporting period. The tax return and payment are due the first day of the month following collection from tenants and are considered delinquent if not postmarked by the 20th of the month following the close of the reporting period.

Details at:http://www.newsherald.com/news/fee-102283-panama-pcb.html  and also https://www.touristtax.com/bay/#4, Email Tourist Development Tax: tdc@baycoclerk.com.  

Realty Company has NCC Video available

If you have 3 minutes to look at a video consisting of 30 or so still shots of NCC you can bring it up at:  http://www.youtube.com/watch?v=YK5r_QfgzXI.  Although things have not changed that much, some of the photos go back a few years, particularly the shots around the pool which show the old directors chairs and tables, those have been gone for at least 20 months, but it might be worth taking a look.  You might notice that some of the photos look similar to some of my 185 posted at:   http://nautiluscondo.blogspot.com/ these have no copyright so anyone can use them.

If you are really into You Tube videos about NCC you can see one from Nov 2010 plugging unit 102, this unit was sold a year ago but you can still get a look at some interior shots during the 3 min 13 second video at http://www.youtube.com/watch?v=O2LbvFie_XU.   All the units look the same, you see one you have seen them all.  Or you could just look at one of my sites showing my own furnished unit #708 at:  http://708lighthouseroad.blogspot.com/

Would you like to know what went on at the 4/13 BOD meeting?

I would like to know, all that is available is the agenda.  I have asked 3 times to find out what was decided and I have gotten no reply. 

I was able to post some of what went on at the earlier BOD 4/7 meeting as an owner was there and told me some of the details which I posted.  Are we now going back to the bad old days of prior Boards where things were done in secret and you didn't know what was going on?

Misc update:  I have emailed a BOD member with some questions as to what was taken up at these 2 meetings, including asking for an update on the Knology service, so far there has been no reply.  If you want the info you probably better contact them yourself, I am getting no input at all.  babs.simmons@att.net
or  edeetroncale@yahoo.com

The 4/7 Board meeting had various items which were tabled for this follow up meeting. This is the agenda of said meeting which I got today. When/if I get the results of this meeting I will post it here.

Board Meeting of April 7, 2012

The BOD meeting took place as scheduled 4/7/12 and lasted several hours. I look forward to seeing the minutes of the meeting as I was not there. Mrs Simmons and Ms Troncale attended in person with BOD member Knight attending via phone. I understand that another meeting is set for Friday to further consider tabled items from this meeting.

A few of the subjects that I understand were discussed were: a new big screen TV for the clubhouse although we already have one the theory being that the clubhouse would get more usage by residents if we had a bigger TV (I agree on more usage of the clubhouse by residents but I disagree on a 'new' TV, a waste of money), a key pad for the pedestrian gate (another waste of money at $2,900), uniform chairs for use outside units, replacing the landscaping firm Herbafex with Bay Landscaping (consider this as done, see:  http://www.bay-landscape.com/), using private grills in addition to the fixed grills (not likely to change current policy which prohibits this), and one thing which was extremely surprising and annoying:

Individual Water billing. For some years I have been in favor of each condo being responsible for paying for their usage of water/sewer (sewer is a fixed expense). It seems that while this has been tabled for the time being that 'if' this goes forward our quarterly dues would remain the same and we would just each have the extra bill monthly for water. This is totally unacceptable. 

My entire contention over the past years was that we should go to individual billing, as it was originally here at NCC (2005-2008) and thus reduce the yearly dues by $400 +/-, back to the area of $580-600 quarterly. Now it seems that Concord wants to keep the assessments the same if we do go to individual billing. The reasoning here seems to be that we are already over $100,000+ in the hole on past due assessments (and have been for the last 20 months) and we can not afford to cut dues. 

Apparently Concord is not bright enough to realize that once the Association stops paying for the water/sewer that expense to the condo drops away to be taken up by the individual condos. It would be entirely foolish to even consider going to individual billing for water/sewer and keep the dues at the present $675 quarterly. 

If owners have an opinion on this I suggest that you make it clear to the BOD that if we do go back to individual billing, then the quarterly dues must come down to reflect this, keeping the dues the same and also ADDING another bill is not acceptable.

Further details at:  http://tinyurl.com/6nam65z

And since I am on the topic of Concord Mis-Management I have moved the below post up the blog a bit to display it here:

Concord Management rents out the 56 unsold developer units and also 'manages' Nautilus Cove for our Board of Directors.  They do a poor job for both.

Read 11 reviews about Concord Management at: http://www.merchantcircle.com/business/Concord.Management.407-741-8600 or 4 others at the Rip Off Report at: http://www.badbusinessbureau.com/Search/concord-management.aspx  or if you would like to read about their 'Flagship' rental complex in Orlando try: http://concordsucks.blogspot.com/

I have been saying for years that this bunch has to go and I had great hopes for our new BOD getting rid of them.  That hope has faded and despite our being in control with 2 of the 3 Board members being Owners nothing is happening on that issue and several more issues that need to be tended to and are not getting done.

You might recall that 16 months ago I ask the Continental Group, Inc., to review our condo for representation we had a good 24 page proposal put in by this major player in the management field.  Their various companies are responsible for over 1 million units vs. Concord's 34,000 units.  Here is the proposal this firm put in:  http://nccmanagementcompany.blogspot.com/

It is past time for Concord Mis-Management to depart from Nautilus Cove.  If the current owner controlled BOD will not remove them then other Owners will run for Board at the next election on the platform of getting rid of Concord.

Nautilus Cove Annual Report Filed

This year the filing was done correctly, last year the CS Sunbiz LLC filing had to be redone twice and they only got it right on the 3rd try. 

CS Sunbiz, LLC, is our current Registered Agent.  This is a 2 lawyer firm consisting of Kerey Carpenter and Sarah Schwemin, the latter a former employee of CED Concord.  The developer tossed the account to one of their former employees.  Nothing like keeping things in the family.

 

The Florida Division of Corporations requires that all Florida corporations designate a registered agent for service of process. Registered agents primary duties include receiving service of process when a business entity is a party in a legal action, receiving government notices and other official documents on behalf of the corporation, providing an office address, and acting as a local mailing contact with the Secretary of State and other regulatory agencies.

The Registered Agent also forwards tax notices, file state reports and other communications, when applicable. In most cases, anyone who has a street address within Florida may act as a registered agent for a Florida corporations.

Get some use out of the NCC Library

Located in the Clubhouse, no library cards or time limits on items you borrow.  Thanks to several donations there are approx 175 books at present. 

If you have any books to add please give them to the office staff so they can be stamped and put onto the shelf.

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Owner Clubhouse Usage at the condo is zero.  Most condos have after hours or weekend usage, however, for some reason the only use we get from our own clubhouse is housing Concord Management and Pelican Realtors.  There is no reason that our 'common elements' should remain unused by Owners.

Owners are reminded that they may use the clubhouse facility for fuctions which may include but are not limited to: bridge/canasta clubs, chess clubs, book clubs, political meetings, parties, etc.

By Laws of Nautilus Cove Condominium Association, Inc.

"5. Powers and Duties. (Board of Directors)

(q) At its discretion, but within the parameters of the Act, authorizing Unit Owners or other persons to use portions of the Common Elements or Association Property for private parties and gatherings and imposing reasonable charges for such private use."

(Kitchen facilities, a library and a big screen TV are available in the Clubhouse)

Access for evening/weekends could be arranged by management.  BOD members or the Courtesy Officer could open/close the clubhouse or a system to check out a key to a responsible Owner might be arranged.

We all paid for the clubhouse and it should be used.

Knology Update FYI:

Knology Construction crews will be at Nautilus Cove doing work to provide TV, phone and internet services. The office had advised that the installation is scheduled to be completed by July 4.

Nautilus Cove has been over run with DirecTv, Dish TV and Dish TV HD satellite dishes. 

Now the various dishes should start to disappear as residents come out from under their contract periods with their suppliers and sign up with Knology for services.  In 2 years we should have no more of the ugly dishes around the complex.

Extensive information on Knology is available at this direct link: http://tinyurl.com/73xgr3o

Can you Display Your Flag at Nautilus Cove?

While we don't have this problem here (so far) it is always amazing to find condo boards who try to tell Owners that they can't display a flag. 

The information has been on this blog site for 2 years as to both Federal and State laws on the subject. The below article shows that there are a lot of associations out there that can't read or just like to mess with people. Take a look at one Jacksonville Owner who finally had a good result and also he got his attorney fees paid by the condo. 

Keep in mind that those who win a suit against their condo get their legal fees reimbursed, those who lose have to pay the association's fees.

Read the whole article at: http://www.ccfj.net/TVCH47FlagWin.html

"JACKSONVILLE, Fla.-- As a veteran, father and taxpaying citizen... Larry Murphree never imagined the U.S. flag would be a problem.

According to his Homeowner's Association-- it was. Since December, he's been fined everyday for flying one in a flowerpot. "It got uncomfortable and people got upset one way or the other," he said. Murphree and his attorney quickly got to work. They filed a lawsuit against the HOA, did research-- and ploughed foward.

"When I saw state and federal law was on my side, I knew it should be taken care of," he continued."

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Flags and Condo Regulations

There is an interesting news report out of Tampa where a HOA supposedly told an owner that she could not fly her American flag year around, the holiday was OK but not, she claimed, any year around display. Now the HOA is claiming they did not object. Story at: http://tinyurl.com/3q37jqq  

Below is my Dec. 30, 2010 post on the subject of flags at any condo, I've moved it up the blog FYI.

Q. Are you allowed to display a Flag at Nautilus Cove?

A. Yes.

The NCC documents prohibit the display of anything in your windows, on doors or on your front stoop etc. However, Owners, and this applies specifically to Owners and not renters, may display the US flag at any time and various military service flags on certain holidays.

Both Federal and State laws protect those wanting to display a flag, you can read the details below. There is no provision for drilling holes in condo property or affixing permanent mounts. Here is the law on flag display FYI:

Florida’s condominium law was updated Oct. 1, 2008, and now provides in part:

718.113 . . . Display of flag; . . . display of religious decorations.--

4) Any unit owner may display one portable, removable United States flag in a respectful way and, on Armed Forces Day, Memorial Day, Flag Day, Independence Day, and Veterans Day, may display in a respectful way portable, removable official flags, not larger than 4 1/2 feet by 6 feet, that represent the United States Army, Navy, Air Force, Marine Corps, or Coast Guard, regardless of any declaration rules or requirements dealing with flags or decorations.

Direct link: http://www.ccfjedu.net/condo718statutes.html#718.113

Also at Section (7): Unit owners are allowed to display religious decorations not to exceed 3 inches wide, 6 inches high, and 1.5 inches deep

Direct Link:  http://www.govtrack.us/congress/bill.xpd?bill=h109-42&tab=summary

U.S. Freedom to Display the American Flag Act of 2005 says:

RIGHT TO DISPLAY THE FLAG OF THE UNITED STATES.
This bill became law. It was signed by George Bush. Last Action: Jul 24, 2006: Became Public Law No: 109-243.
A condominium association, cooperative association, or residential real estate management association may not adopt or enforce any policy, or enter into any agreement, that would restrict or prevent a member of the association from displaying the flag of the United States on residential property within the association with respect to which such member has a separate ownership interest or a right to exclusive possession or use.

(4) the term ``member''--

(A) as used with respect to a condominium association, means an owner of a condominium unit (as defined under section 604 of Public Law 96-399 (15 U.S.C. 3603)) within such association.

Here is a Hearld article about Flag Day and what it means:  http://www.newsherald.com/news/red-94384-tuesday-beach.html. 

Only 1 in 6 condos are Owner occupied at Nautilus Cove

Out of 168 condos only 27 have a 'homeowners exemption', that is 16% of the units and it has held at this level for the last year.  Some new registrations come on and others, through foreclosures or move aways are subtracted.  It is difficult to get a firm fix on this as the wildcard in the deck is the surge in 'lis pendens' (in foreclosures) which leaves some units empty for long periods.

There is a growing trend for buyers to pick up bank foreclosures/short sales at rock bottom prices and then rent them out as income producing properties.  This works out fine if you purchase at 45-50% of the original sale price and you can make some money renting out such units.  It dosen't work out nearly as well for those owners who paid full price before the housing bubble burst.  The $800-1,000 they bring in monthly might not even be enough to pay the mortgage each month, let alone the condo fees, taxes and insurance.

So those who purchased here thinking they would be living in a community of other owners and enjoying retirement have found that they are owners in an apartment complex.  Not really what they had in mind in 2005-08 when they decided to buy here.  New owners will continue to replace old owners and the complex will probably continue to be about 80% rentals.  The 'good news' is:  we won't have to rent a hall for the Annual General Meetings, we can just have them in the clubhouse.

Error in Titles for the 3 NCC Foreclosed units

Regular readers of the blog might have come away with the opinion that I am not impressed by the firm we use for our attorney and I have suggested for some years that we find more capable representation.

Today Bay County published 3 Certificates of Title for the 3 units that we have temporarily taken over. The information for these Certificates is authored by our attorney (Applebaum) who submits the paperwork, which is then simply stamped by the Court Clerk and thus filed.

There is however, a small problem with the 3 Titles. They indicate "WAS SOLD TO: Nautilus Cove Condominium Association, Inc, whose address is nautilus Cove Condo Association, 18912 Front Beach Road, Panama City Beach, FL 32413".

This is the address of the 9 unit Nautilus Condo, not our own address.

All together now:  "OOPS!" 

Hey Board of Directors!  Isn't it time to unload this Hess, Applebaum firm and get someone competent to represent us? 

If you want more info on how bad a firm this is you can look at myk 3 yr suit against the NCC BOD at:  http://nautiluscovesuit2008.blogspot.com/

Photo:  This is the Nautilus Condo, 18912 Front Beach Road, built in 1987 and it has 9 units.  This is not our condo.