Tips For Real Estate Investors
Got the real estate investment bug? You aren't alone.
By the end of 2004, the National Real Estate Investors Association's 20,000 affiliated members were double the previous year's numbers, but even at 20,000 represented only about one fourth of all U.S. real estate investors in investment clubs, the association said.
Investors accounted for what's likely a record 23 percent of all home sales last year, according to the National Association of Realtors' "2005 National Association of Realtors Profile of Second-Home Buyers."
While the investor purchase portion is 23 percent, other second home buyers who become aware of the potential for a return on their property may very well take a more speculative approach. The second home market now accounts for 38 percent of the existing housing stock and 36 percent of all homes purchased last year, NAR said.
"These aren't second homes. You know where that down payment is coming from. People are leveraging one price asset against another on a pure momentum play," said Robert M. Campbell, a San Diego-based investor and author of "Timing The Real Estate Market."
Residential real estate investors have become a driving force in the residential real estate market -- much as the dot com stock market did to create the New Economy and the longest economic expansion on record.
But just as the dot com bust littered Wall Street with lost shirts, a real estate down turn could leave blood red ink flowing down Main Street if rookie investors let the lure of green cloud their judgment.
We talked to individual investors, real estate agents who also invest, investment clubbers and others to help get you started with the dos and don'ts of real estate investments.
Here's what they suggest.
Buy your own home first. Buying a home will not only put a roof over your head, but teach you the true cost of property ownership beyond the monthly mortgage payment, give you a primer on financing, school you on how location and changing market conditions affect property values, give you the angle on tax and other home owning benefits, help you learn about property maintenance, introduce you to a host of professionals who could prove invaluable when you really get into investments and otherwise act as a prerequisite foundation for higher studies in real estate investments.
Even before home ownership the process of buying a home provides basic information that later could prove invaluable to you as an investor. What's more -- your first home could later become your first investment property, a property in a market with which you are familiar.
"I bought my first house on May 1, 1981. The property became a rental in February 1988. Technically it was 50 percent a rental in June 1981 as I shared the house to afford it," said Richard Calhoun, a real estate investor for nearly two decades.
Go back to school. A booming real estate market that pushes your home value up by double digit percentages in the first year doesn't automatically make you a savvy investor any more than the dot com boom could have made you a stock market mogul. After you buy your own home turn to the Internet, libraries of books by reputable authors, successful, credible investment groups, college and university level courses. Individual real estate investors, salespeople and others who you met on the way to home ownership may also be valuable resources, both for information and perhaps as a mentor.
Using more than one resource will help you cancel out the bad information and ferret out the good.
"The importance of knowledge and education cannot be overestimated and is almost always underestimated," said Calhoun.
Get professional help. The same way you find any competent, trustworthy and honest professional is the same way to look for a mentor, investment partner with prior knowledge or investment group. Seek referrals from friends, family, professionals with whom you already conduct business, co-workers and others you trust who've recently had a satisfactory, successful experience investing in real estate. Someone who already knows the ropes comes in handy when you need a leg up on a deal.
"There are many honest and reliable outfits and clubs that are genuinely beneficial to those looking to increase their knowledge. That's one of the good things about a club -- you get to ask other people whose information is good and whose is garbage," says Phyllis Rockower, founder of the Real Estate Investor's Club of Los Angeles.
You'll also need professional help once you are beyond the buying stage -- someone to manage your investment for example.
"For many, the question of managing rental properties is resolved by the proximity to the property and the willingness on the part of the owner to invest the time required to market and manage the property. Often, it makes sense for those far away to take advantage of a "local" property manager. The rewards of self management may be great, but one needs to consider the time investment required," said Bart Meltzer, president of RentOne Online, a Scotts Valley, CA, Web-based marketing and management tools provider for vacation rental managers.
Learn your investment market. One market's bubble could be one investor's boom and another investor's bust. A home in one market could give you vacation rental income in a half year sufficient to cover the cost of principal, interest, taxes, insurance, home owner association dues, upkeep and other costs, but not appreciate, while another home in another market won't bring you enough rent to cover your expenses but appreciate more than enough to make up for it over the long term. The variables are endless.
"The most common mistake of inexperienced investors is to make the mistake that one area is the same as another," said Romeo Danais, who has investments in Oklahoma, Texas and New Hampshire.
"Twenty-five years ago, a bunch of guys in San Jose, CA, 'discovered' Sacramento, CA, investment real estate. Duplexes could be purchased for half the price of San Jose duplexes. So these guys purchased a lot of duplexes and then made another 'discovery'. The Sacramento duplexes didn't rent for as much as duplexes in San Jose. In fact, due to the glut of empty duplexes in Sacramento they rented for even less than the differential in prices. Assuming rather than proving is a big mistake," Danais said.
Written by Broderick Perkins
Tuesday, September 20, 2005
Wednesday, September 14, 2005
How Does the Bankruptcy Abuse Prevention and Consumer Protection Act of 2005 Affect Your Rights?
By M. Lewis Hall, III, Attorney, Williams Parker Harrison Dietz & Getzen, Sarasota Florida
(941) 366-4800
On April 20, 2005, President Bush signed into law the Bankruptcy Abuse Prevention and Consumer Protection Act of 2005 (the “Act”), making the most significant change to the Bankruptcy Code since 1978. Most of the changes made by the Act go into effect October 17, 2005. A few of the provisions, particularly the limitation on the homestead exemption, became effective immediately upon enactment. Most of the changes made by the new Act primarily affect individual consumer bankruptcy filings, but there are provisions affecting both corporations and small businesses.
At the heart of the new Act is the abuse standard for Chapter 7 (liquidation) filings. The abuse standard requires a debtor who is seeking Chapter 7 bankruptcy relief to pass one of two income tests – otherwise, the debtor will have to resort to either a Chapter 11 (reorganization) or a Chapter 13 (reorganization) for bankruptcy relief.
The limitation on the homestead exemption could be the most significant new provision in Florida, due to Florida’s unlimited homestead exemption. The provision reduces the debtor’s homestead exemption for increases in home value that resulted from the use of non-exempt property by the debtor, “with intent to hinder, delay, or defraud creditors” in the 10 years prior to the debtor’s bankruptcy filing. The new Act also contains a two-year residency requirement provision for state property exemption laws to apply – in other words, the debtor’s place of domicile for the previous 730 days will govern which state’s property exemption laws apply in the filing.
The new Act does increase the list of possible exclusions from a debtor’s bankruptcy estate. The most noteworthy of these exclusions include contributions to qualified benefit plans, education accounts or tuition credit accounts, and property transferred to tax-exempt organizations.
Other notable changes within the Act include longer wait times before filing subsequent bankruptcy cases, greater document production requirements, mandatory credit counseling as a prerequisite to filing a bankruptcy petition, and a provision allowing a Trustee to pay a tardily filed claim under certain circumstances.
(941) 366-4800
On April 20, 2005, President Bush signed into law the Bankruptcy Abuse Prevention and Consumer Protection Act of 2005 (the “Act”), making the most significant change to the Bankruptcy Code since 1978. Most of the changes made by the Act go into effect October 17, 2005. A few of the provisions, particularly the limitation on the homestead exemption, became effective immediately upon enactment. Most of the changes made by the new Act primarily affect individual consumer bankruptcy filings, but there are provisions affecting both corporations and small businesses.
At the heart of the new Act is the abuse standard for Chapter 7 (liquidation) filings. The abuse standard requires a debtor who is seeking Chapter 7 bankruptcy relief to pass one of two income tests – otherwise, the debtor will have to resort to either a Chapter 11 (reorganization) or a Chapter 13 (reorganization) for bankruptcy relief.
The limitation on the homestead exemption could be the most significant new provision in Florida, due to Florida’s unlimited homestead exemption. The provision reduces the debtor’s homestead exemption for increases in home value that resulted from the use of non-exempt property by the debtor, “with intent to hinder, delay, or defraud creditors” in the 10 years prior to the debtor’s bankruptcy filing. The new Act also contains a two-year residency requirement provision for state property exemption laws to apply – in other words, the debtor’s place of domicile for the previous 730 days will govern which state’s property exemption laws apply in the filing.
The new Act does increase the list of possible exclusions from a debtor’s bankruptcy estate. The most noteworthy of these exclusions include contributions to qualified benefit plans, education accounts or tuition credit accounts, and property transferred to tax-exempt organizations.
Other notable changes within the Act include longer wait times before filing subsequent bankruptcy cases, greater document production requirements, mandatory credit counseling as a prerequisite to filing a bankruptcy petition, and a provision allowing a Trustee to pay a tardily filed claim under certain circumstances.
Tuesday, September 13, 2005
Real Estate Tax Roll-Back
Residential Real Estate Tax-Reform Program / Affordable Housing Incentive
Goals:
1. Increase affordable housing in Sarasota
2. Insure current homeowners can afford their Sarasota homes
3. To strengthen the current housing market
Program:
All currently homesteaded property / or declared “second home property” would have their real estate taxes rolled-back to 9/11/2001 or the least tax ever assessed on the property since 2001, such as newer construction.
An owner would only be able to declare 1 property as a ‘second-home”.
When an owner sells his primary or second - home property and purchases another property of greater value which will also be homesteaded or declared “a second home, he “takes with him” his property tax from the house he is selling.
Also the new purchaser of the subject property may “keep the rolled back tax” if he intends to homestead the property or declare it a “second-home. If the property is being purchased not as a primary or qualifying second home, the tax would be at the current assessed value.
Also,
1. In order to qualify as an approved second-home, the property must be located at least 75 miles from the purchaser’s primary residence.
2. First-time home buyers will have their property taxes frozen for 3 years.
3. All new construction would be taxed according to current value.
Goals:
1. Increase affordable housing in Sarasota
2. Insure current homeowners can afford their Sarasota homes
3. To strengthen the current housing market
Program:
All currently homesteaded property / or declared “second home property” would have their real estate taxes rolled-back to 9/11/2001 or the least tax ever assessed on the property since 2001, such as newer construction.
An owner would only be able to declare 1 property as a ‘second-home”.
When an owner sells his primary or second - home property and purchases another property of greater value which will also be homesteaded or declared “a second home, he “takes with him” his property tax from the house he is selling.
Also the new purchaser of the subject property may “keep the rolled back tax” if he intends to homestead the property or declare it a “second-home. If the property is being purchased not as a primary or qualifying second home, the tax would be at the current assessed value.
Also,
1. In order to qualify as an approved second-home, the property must be located at least 75 miles from the purchaser’s primary residence.
2. First-time home buyers will have their property taxes frozen for 3 years.
3. All new construction would be taxed according to current value.
Thursday, August 11, 2005
Air Tran to Fly NYC & Boston Non-Stop
MANATEE - AirTran Airways on Wednesday announced plans to add daily nonstop service to area fliers' top two destinations - New York and Boston - from Sarasota-Bradenton International Airport beginning in November.
The expansion brings the number of destinations offered by the low-cost carrier to seven since it began service at Sarasota-Bradenton in December.
The latest announcement represents a milestone and promises to stimulate interest from other airlines, airport officials and an aviation consultant said.
An elated Fred Piccolo, airport president and CEO, told airport authority members Wednesday that AirTran's rate of expansion is "unheard of" in the industry.
"Up until a year ago, Sarasota-Bradenton was viewed as a risky airport," said Mike Boyd, an aviation consultant with The Boyd Group in Evergreen, Colo.
Boyd, who worked with Sarasota-Bradenton International Airport to attract AirTran, said SRQ could be one of the fastest-growing small airports in the nation in the next two years.
"The airport is coming of age," Boyd said. "Airlines are discovering markets like Sarasota-Bradenton, where they can make money. The days are over when you have to worry about air service there."
Daily round-trip flights to New York's La Guardia Airport will begin Nov. 8 using Boeing 717 aircraft. Service to Boston's Logan International Airport will begin Nov. 16 on Boeing 737s.
An AirTran spokeswoman confirmed the airline's satisfaction with the Sarasota-Bradenton market.
Adding seven destinations in eight months "is certainly a record for us," said Judy Graham-Weaver, public relations manager with AirTran. "We want routes that are going to be profitable and well received by the market. So far, everything we have put into SRQ has done just that."
With the new service, AirTran will serve seven of the top 10 destinations from Sarasota-Bradenton airport, including the top two - New York and Boston - said John Kirby, AirTran's director of strategic planning, in a news release.
AirTran destinations from Sarasota-Bradenton include Atlanta, Baltimore-Washington, Chicago, Detroit and Indianapolis.
"New York City is our No. 1 market, and Boston, over the years, has consistently been a top-five market despite the lack of nonstop service," Piccolo said.
Piccolo celebrated by presenting airport authority Chairman Bob Waechter with New York Mets, Yankees and Boston Red Sox baseball caps at the monthly authority meeting Wednesday.
"We've been trying to get nonstop service to Northeast destinations for years," Piccolo said.
Passenger traffic was up 20 percent at SRQ in June, and up almost 20 percent for the year.
Boyd estimates about 1 million passengers in the Sarasota-Bradenton area have used other airports because of the lack of seats and higher fares associated with flights departing from SRQ.
But all that's history, Boyd said.
"Both have been addressed," he said. "This is just the start."
Waechter echoed the optimism.
"We hope other airlines will look at us," Waechter said. "We have built it. Now they can come."
Valeo License Number: 3.120.4846710-87687
The expansion brings the number of destinations offered by the low-cost carrier to seven since it began service at Sarasota-Bradenton in December.
The latest announcement represents a milestone and promises to stimulate interest from other airlines, airport officials and an aviation consultant said.
An elated Fred Piccolo, airport president and CEO, told airport authority members Wednesday that AirTran's rate of expansion is "unheard of" in the industry.
"Up until a year ago, Sarasota-Bradenton was viewed as a risky airport," said Mike Boyd, an aviation consultant with The Boyd Group in Evergreen, Colo.
Boyd, who worked with Sarasota-Bradenton International Airport to attract AirTran, said SRQ could be one of the fastest-growing small airports in the nation in the next two years.
"The airport is coming of age," Boyd said. "Airlines are discovering markets like Sarasota-Bradenton, where they can make money. The days are over when you have to worry about air service there."
Daily round-trip flights to New York's La Guardia Airport will begin Nov. 8 using Boeing 717 aircraft. Service to Boston's Logan International Airport will begin Nov. 16 on Boeing 737s.
An AirTran spokeswoman confirmed the airline's satisfaction with the Sarasota-Bradenton market.
Adding seven destinations in eight months "is certainly a record for us," said Judy Graham-Weaver, public relations manager with AirTran. "We want routes that are going to be profitable and well received by the market. So far, everything we have put into SRQ has done just that."
With the new service, AirTran will serve seven of the top 10 destinations from Sarasota-Bradenton airport, including the top two - New York and Boston - said John Kirby, AirTran's director of strategic planning, in a news release.
AirTran destinations from Sarasota-Bradenton include Atlanta, Baltimore-Washington, Chicago, Detroit and Indianapolis.
"New York City is our No. 1 market, and Boston, over the years, has consistently been a top-five market despite the lack of nonstop service," Piccolo said.
Piccolo celebrated by presenting airport authority Chairman Bob Waechter with New York Mets, Yankees and Boston Red Sox baseball caps at the monthly authority meeting Wednesday.
"We've been trying to get nonstop service to Northeast destinations for years," Piccolo said.
Passenger traffic was up 20 percent at SRQ in June, and up almost 20 percent for the year.
Boyd estimates about 1 million passengers in the Sarasota-Bradenton area have used other airports because of the lack of seats and higher fares associated with flights departing from SRQ.
But all that's history, Boyd said.
"Both have been addressed," he said. "This is just the start."
Waechter echoed the optimism.
"We hope other airlines will look at us," Waechter said. "We have built it. Now they can come."
Valeo License Number: 3.120.4846710-87687
Monday, August 08, 2005
I-75 Has LWR Signage
Representative Ron Reagan (R-67th) has worked with the Florida Department of Transportation to secure signage for Lakewood Ranch on Interstate-75.
Two signs are now placed on the Southbound side before State Road 70 and on the Northbound side before University Parkway. Both say “Lakewood Ranch Next Two Exits.” There will also be an arrow at the University Parkway exit directing drivers to Lakewood Ranch.
“I’m pleased to have been able to advance this initiative,” states Reagan. “As Florida continues to enjoy record popularity as a tourist destination and desirable place to relocate, we need to direct motorists who are not familiar with our community safely to their destinations.”
Lakewood Ranch residents have frequently requested interstate signage. The master-planned community is now home to more than 10,000 people. Plus, there are more than 8,000 employees in Lakewood Ranch-based businesses. There are also thousands of people visiting the area to patronize the shops, hotels, restaurants and golf courses.
“This is an important step in further establishing our identity as a new community in the state,” notes Schroeder-Manatee Ranch, Inc. President and CEO Rex Jensen. “With the recent announcement of a US Post Office in the works, we are well on our way.”
Two signs are now placed on the Southbound side before State Road 70 and on the Northbound side before University Parkway. Both say “Lakewood Ranch Next Two Exits.” There will also be an arrow at the University Parkway exit directing drivers to Lakewood Ranch.
“I’m pleased to have been able to advance this initiative,” states Reagan. “As Florida continues to enjoy record popularity as a tourist destination and desirable place to relocate, we need to direct motorists who are not familiar with our community safely to their destinations.”
Lakewood Ranch residents have frequently requested interstate signage. The master-planned community is now home to more than 10,000 people. Plus, there are more than 8,000 employees in Lakewood Ranch-based businesses. There are also thousands of people visiting the area to patronize the shops, hotels, restaurants and golf courses.
“This is an important step in further establishing our identity as a new community in the state,” notes Schroeder-Manatee Ranch, Inc. President and CEO Rex Jensen. “With the recent announcement of a US Post Office in the works, we are well on our way.”
New High School Opens
RICHARD DYMOND
Herald Staff Writer
EAST MANATEE - It was a long road, but Braden River High School opens today to take its place as Manatee County's sixth high school.
Built on the history-rich corner of State Road 70 and Caruso Road in East Manatee, the vast, red-brick campus features eight academic buildings woven amid athletic fields and a football stadium.
The school opens with an enrollment of 650 freshmen and sophomores and about 900 King Middle School students, displaced by demolition and rebuilding of their school.
With its acoustically advanced auditorium ceiling, looking so high-tech that one subcontractor dubbed it "The U.S.S. Enterprise" from Star Trek, Braden River High School blends sophisticated with simple.
"The buildings were mostly rectangles because that affords the most space and is easiest to build on time," said project manager Matt Lethbridge of W.G. Mills Construction Company. "Then you have the ceiling of the auditorium where, to achieve great acoustics, you see double and triple angles that leave you speechless."
For 75 years, the only thing acoustic about the site where Braden River High now sits was the sound of rain on greenhouse roofs.
The University of Florida's Gulf Coast Research and Education Center once resided on the 195 acres at the corner of Caruso Road and S.R. 70. In 2001, the university decided to close the landmark center because the facilities had aged beyond renovation.
There was an outcry from growers, politicians and local citizens.
"We are not talking about a facility here; we are talking about tradition," said then-state Rep. Mike Bennett, R-Bradenton.
Although Bennett and other political leaders were able to get a three-year stay-of-execution for the local center, it was obvious that fate was about to introduce S.R. 70 and Caruso Road to its next occupant.
On Oct. 8, 2002, the Manatee County School Board voted its intent to buy the 195-acre site from the University of Florida and turn it into a high school modeled after Lakewood Ranch High School and designed for 2,000 students.
"If you looked all over Manatee County, you couldn't find a more ideal site for the next high school," said then-Superintendent Dan Nolan.
There were approximately 1,000 high school students living between U.S. 301 and Interstate 75, most attending Lakewood Ranch at the time, school officials said.
Desperately needing a high school to relieve crowding at Lakewood Ranch High, school officials set their sights on meeting an August 2004 opening date.
Public reaction was mixed. One concern was traffic.
"I don't agree with it," said Sonny Newberry, a resident of nearby Tara. "I think it's going to make a lot of congestion at Caruso Road."
During routine soil testing of the site, the school district discovered four small areas of chemical contamination, residue of the former agricultural operations.
The county and the university haggled over the problem and the university finally agreed to pay about $100,000 to clean up the site.
On March 3, 2003, the deal was done - Manatee County had the hot corner for $11.9 million and all attention turned to getting a $38 million school started.
The best-laid plans
On April 14, 2003, the school board broke ground on what was then known as AAA High School.
Excitement was in the air.
"What this all means is that classes will not be overcrowded and we will not have double sessions at Lakewood Ranch High School," Nolan said.
But the excitement was short-lived.
In June 2003, a prehistoric American Indian burial mound was found near the site, causing Southwest Florida Management District to put brakes on the project.
Construction was held up three months.
The mound was used by an unnamed tribe to bury its dead as long ago as 200 A.D., before the Spanish came to Florida, before the days of the Seminole Indians, said Bill Burger, a local archeologist who investigated the site.
By the time The Florida Division of Historical Resources cleared Southwest Florida Water Management District to issue the permit, the school board decided to delay the opening.
The board said that since the school wouldn't be finished until four months into the 2004 school year, it would open in August.
Blessing in disguise
The core of the campus - the eight academic buildings - took 16 months to build and were completed Oct. 29.
Even though the athletic fields and other areas were not done, the classrooms were ready and a need arose to use them.
King Middle School students began attending Braden River High in April this year while their school was being torn down.
"It was a great help," said Sheridan Dowling, the head of construction services for the school district. "King now has walls coming out of the ground because we could demolish that building the first of April."
As a result of concern over possible traffic congestion on Caruso Road, the district and the county teamed up for a plan to add lanes to Caruso Road and improve the intersection at S.R. 70 and Caruso Road.
Although construction has been going all summer, it won't be ready this month, Dowling said.
"I would say this is the only negative associated with the project," Dowling said. "The roadwork took a tremendous amount of time in permitting and the work is detailed. You have to move all the subsurface and above ground utilities."
Caruso Road won't be finished until late October, Dowling said.
There are also plans for a road on the southeast corner of the campus, giving access to S.R. 70.
"I would say we are many, many months away on that," Dowling said. "I don't think the permits will be worked out for six more months."
But Dowling gives the campus itself high praise.
"In my opinion, it's the most beautiful school we have ever built," Dowling said. "The most striking thing about the facility is the beauty of the brickwork. The patterns give it a very rich and distinctive look."
The 369,000 bricks used in the project are mostly palomino red clay that are colored light and dark.
But in the front of the school, some "chocolate" bricks were used for accent.
Gang of Pirates
New Principal Jim Pauley and his staff have been preparing for a year for today's adventure of opening a new school.
When he first spoke to his teachers as a group a few weeks ago, Pauley said a few things that revealed his personality.
"I don't like meetings," the former Palmetto High School principal said. "This is probably the longest meeting we will have all year."
Pauley told them a few other things, like his preference for dropping into classrooms to peek in on what's going on.
Then, he gave a Gipper speech, Pirate style.
"We're untying the ship from the dock," he said, delighted in the way the Pirate mascot can fit into almost any motif. "We might hit a sandbar or two on our maiden voyage. But, ladies and gentlemen, there is also a lot of blue water out there."
By the numbers
1: Elevator at the football field press box
1.5: Miles to walk around building, football stadium and student parking areas
2.5: The length, in inches, of the longest shark's tooth found during site clearing
32: Security cameras on campus
47: Height, in feet, of the tallest building, the auditorium
800: Distance, in feet, of campus courtyard
240,000: Square feet of interior space
369,000: Estimated number of red clay bricks used for outside walls
As students return to class today, those at Braden River High School start fresh. But it took years of planning and determination to get here.
School starts earlier
Public school hours have changed this year: elementary school, 8:45 a.m. to 2:45 p.m.; middle school, 9:30 a.m. to 3:35 p.m.; and high school, 8 a.m. to 2:05 p.m.
Have questions?
Call the school's hotline at 708-4976, or go online at www.manatee.k12.fl.us.
"In my opinion, it's the most beautiful school we have ever built. The most striking thing about the facility is the beauty of the brickwork."
- Sheridan Dowling, head of construction services for Manatee County schools
--------------------------------------------------------------------------------
Richard Dymond, Herald reporter, can be reached at 708-7917
Valeo Clearance License 3.120.4786851-72327
Herald Staff Writer
EAST MANATEE - It was a long road, but Braden River High School opens today to take its place as Manatee County's sixth high school.
Built on the history-rich corner of State Road 70 and Caruso Road in East Manatee, the vast, red-brick campus features eight academic buildings woven amid athletic fields and a football stadium.
The school opens with an enrollment of 650 freshmen and sophomores and about 900 King Middle School students, displaced by demolition and rebuilding of their school.
With its acoustically advanced auditorium ceiling, looking so high-tech that one subcontractor dubbed it "The U.S.S. Enterprise" from Star Trek, Braden River High School blends sophisticated with simple.
"The buildings were mostly rectangles because that affords the most space and is easiest to build on time," said project manager Matt Lethbridge of W.G. Mills Construction Company. "Then you have the ceiling of the auditorium where, to achieve great acoustics, you see double and triple angles that leave you speechless."
For 75 years, the only thing acoustic about the site where Braden River High now sits was the sound of rain on greenhouse roofs.
The University of Florida's Gulf Coast Research and Education Center once resided on the 195 acres at the corner of Caruso Road and S.R. 70. In 2001, the university decided to close the landmark center because the facilities had aged beyond renovation.
There was an outcry from growers, politicians and local citizens.
"We are not talking about a facility here; we are talking about tradition," said then-state Rep. Mike Bennett, R-Bradenton.
Although Bennett and other political leaders were able to get a three-year stay-of-execution for the local center, it was obvious that fate was about to introduce S.R. 70 and Caruso Road to its next occupant.
On Oct. 8, 2002, the Manatee County School Board voted its intent to buy the 195-acre site from the University of Florida and turn it into a high school modeled after Lakewood Ranch High School and designed for 2,000 students.
"If you looked all over Manatee County, you couldn't find a more ideal site for the next high school," said then-Superintendent Dan Nolan.
There were approximately 1,000 high school students living between U.S. 301 and Interstate 75, most attending Lakewood Ranch at the time, school officials said.
Desperately needing a high school to relieve crowding at Lakewood Ranch High, school officials set their sights on meeting an August 2004 opening date.
Public reaction was mixed. One concern was traffic.
"I don't agree with it," said Sonny Newberry, a resident of nearby Tara. "I think it's going to make a lot of congestion at Caruso Road."
During routine soil testing of the site, the school district discovered four small areas of chemical contamination, residue of the former agricultural operations.
The county and the university haggled over the problem and the university finally agreed to pay about $100,000 to clean up the site.
On March 3, 2003, the deal was done - Manatee County had the hot corner for $11.9 million and all attention turned to getting a $38 million school started.
The best-laid plans
On April 14, 2003, the school board broke ground on what was then known as AAA High School.
Excitement was in the air.
"What this all means is that classes will not be overcrowded and we will not have double sessions at Lakewood Ranch High School," Nolan said.
But the excitement was short-lived.
In June 2003, a prehistoric American Indian burial mound was found near the site, causing Southwest Florida Management District to put brakes on the project.
Construction was held up three months.
The mound was used by an unnamed tribe to bury its dead as long ago as 200 A.D., before the Spanish came to Florida, before the days of the Seminole Indians, said Bill Burger, a local archeologist who investigated the site.
By the time The Florida Division of Historical Resources cleared Southwest Florida Water Management District to issue the permit, the school board decided to delay the opening.
The board said that since the school wouldn't be finished until four months into the 2004 school year, it would open in August.
Blessing in disguise
The core of the campus - the eight academic buildings - took 16 months to build and were completed Oct. 29.
Even though the athletic fields and other areas were not done, the classrooms were ready and a need arose to use them.
King Middle School students began attending Braden River High in April this year while their school was being torn down.
"It was a great help," said Sheridan Dowling, the head of construction services for the school district. "King now has walls coming out of the ground because we could demolish that building the first of April."
As a result of concern over possible traffic congestion on Caruso Road, the district and the county teamed up for a plan to add lanes to Caruso Road and improve the intersection at S.R. 70 and Caruso Road.
Although construction has been going all summer, it won't be ready this month, Dowling said.
"I would say this is the only negative associated with the project," Dowling said. "The roadwork took a tremendous amount of time in permitting and the work is detailed. You have to move all the subsurface and above ground utilities."
Caruso Road won't be finished until late October, Dowling said.
There are also plans for a road on the southeast corner of the campus, giving access to S.R. 70.
"I would say we are many, many months away on that," Dowling said. "I don't think the permits will be worked out for six more months."
But Dowling gives the campus itself high praise.
"In my opinion, it's the most beautiful school we have ever built," Dowling said. "The most striking thing about the facility is the beauty of the brickwork. The patterns give it a very rich and distinctive look."
The 369,000 bricks used in the project are mostly palomino red clay that are colored light and dark.
But in the front of the school, some "chocolate" bricks were used for accent.
Gang of Pirates
New Principal Jim Pauley and his staff have been preparing for a year for today's adventure of opening a new school.
When he first spoke to his teachers as a group a few weeks ago, Pauley said a few things that revealed his personality.
"I don't like meetings," the former Palmetto High School principal said. "This is probably the longest meeting we will have all year."
Pauley told them a few other things, like his preference for dropping into classrooms to peek in on what's going on.
Then, he gave a Gipper speech, Pirate style.
"We're untying the ship from the dock," he said, delighted in the way the Pirate mascot can fit into almost any motif. "We might hit a sandbar or two on our maiden voyage. But, ladies and gentlemen, there is also a lot of blue water out there."
By the numbers
1: Elevator at the football field press box
1.5: Miles to walk around building, football stadium and student parking areas
2.5: The length, in inches, of the longest shark's tooth found during site clearing
32: Security cameras on campus
47: Height, in feet, of the tallest building, the auditorium
800: Distance, in feet, of campus courtyard
240,000: Square feet of interior space
369,000: Estimated number of red clay bricks used for outside walls
As students return to class today, those at Braden River High School start fresh. But it took years of planning and determination to get here.
School starts earlier
Public school hours have changed this year: elementary school, 8:45 a.m. to 2:45 p.m.; middle school, 9:30 a.m. to 3:35 p.m.; and high school, 8 a.m. to 2:05 p.m.
Have questions?
Call the school's hotline at 708-4976, or go online at www.manatee.k12.fl.us.
"In my opinion, it's the most beautiful school we have ever built. The most striking thing about the facility is the beauty of the brickwork."
- Sheridan Dowling, head of construction services for Manatee County schools
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Richard Dymond, Herald reporter, can be reached at 708-7917
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