You probably would not allow your dentist to prepare your taxes, nor would you encourage you CPA to perform a root canal on a sore tooth.

It’s always interesting to me when we see someone get new windows and doors installed by a “handyman” or a “framer.” While both a good handyman and skilled framer are worth the weight in gold, it’s only true when they are working within their area of expertise.

The fenestration industry (fancy name for the window and door industry) has seen more product changes in the past 10 years than in the past 50 years. New building codes were introduced when Hurricane Andrew devastated South Florida. Mother Nature’s message was reinforced with multiple hurricanes crisscrossing Florida just a few years ago.

Here is what we learned: When the windows and doors failed, the entire structure was likely to fail next. All windows and doors in coastal environments had to be totally redesigned and pass very strenuous tests to prove they could withstand hurricane force winds and flying debris.

To accomplish this, all window manufacturers now use impact-rated glass (similar technology to car windshields) that is basically super glued to a reinforced window or doorframe. The product is then tested by installing the window in a test chamber that can simulate very high winds and a torrential down pour of rain. Then, the window is shot with a 2×4 shot out of an air cannon and put back in the test chamber for more wind and rain.

I assure the test is not easy to pass. What some people miss is that the installation of the window in the test chamber must be replicated in a home to produce the same positive results. Every product comes with very specific installation details. All products have a specific anchoring system that is required, specific types of caulking required and many require special flashing materials to be used. If any corners are cut, the product will likely not pass the test for which it was designed.

The old days of leaning a window in the opening, maybe shooting a little caulk behind it and nailing it in are long gone…that is if the end user wants the product to produce the same results for which it was tested.

The bottom line: consumers must select their installer as carefully as they select their window manufacturer. It’s always an advantage to hire a contractor that is a “specialist” at his trade. We recommend hiring a contractor that sells, installs and services the products he is promoting. If he professes to be an expert window and door installer and a big list of other tasks, be cautious.

And of course, ask for local references. Longevity in a small market is easy to confirm with a few phone calls.

Once again, the market has demonstrated that Sarasota is a destination of choice for many homebuyers. The resurgence in sales was dramatic for the overall year of 2011 and represents a 44 percent increase over the low point of the downturn in 2008, when only 5,820 properties changed hands.

“This is really incredible news and demonstrates how far this market has improved in only three short years,” said SAR President Laura Benson. “Now, we also offer very affordable pricing. Combined with the high quality of homes and condos on the market, I think we clearly have the best values in Florida, without question.”

Property transactions in the Sarasota real estate market jumped 7.3 percent in December 2011 compared to the November totals. Combined sales stood at 648, up from last month’s figure of 602 and the October 2011 sales of 577. This sales resurgence has paralleled the drop in the available inventory and put the remaining months of inventory in the range of a seller’s market.

The inventory of available properties for sale in Sarasota was at 4,567 in December, down slightly from the 4,672 in November. The inventory fell to a 10-year low of 4,408 in August 2011. As the inventory has slid, the months of inventory has dropped and now stands at 6.3 months for single-family homes and 9.2 months for condos. A figure of six months is considered equilibrium between a buyer’s and a seller’s market.

The December 2011 median sale price for condos recovered strongly to $150,000 from November’s figure of $127,000. This was the highest level since August 2011. Condo prices have been fluctuating for several months, with the year-to-date median sale price at $156,800.

For single-family homes, the median sale price dropped slightly in December to $160,000 from $162,000 in November 2011. For the overall year, the figures have remained remarkably steady, indicating a stabilizing market.

“There is a real sense of optimism and excitement returning to the market,” Benson said. “We’re entering the height of the season, and the open houses have been bustling with energy and interest. Recent news of new home sales doubling in one community and setting records for annual sales in another are clear signs of the strength of the current market.”

Pending sales were at 694 in December 2011, down slightly from the November 2011 number of 782. Last month, 504 single-family homes and 190 condos went under contract.

Distressed property sales continued to represent a higher percentage than normal in the local market for the fourth quarter of 2011. In total, 41.7 percent of sales in the fourth quarter were distressed property sales (foreclosures and short sales). This was somewhat higher than the third quarter, when the overall percentage was 38.8 percent, but well below the market high of more than 50 percent in the second quarter of 2010.

Median sale prices continued to show three distinct markets, with normal market transaction sales prices more than double those for bank-owned transactions. But the price gap has narrowed somewhat, particularly during the past two quarters. For the second quarter of 2011, foreclosed condos sold for a median price of $62,250, while market condo transactions saw a $270,000 median. For the quarter just ended, those prices were at $73,500 and $193,500, respectively.

“Realtors® and consumers have adjusted to the market realities, and it appears that pricing in all categories has become more reflective of the current conditions,” said Benson. “We continue to watch and hope for a break in the distressed property cycle, and we anticipate the improving economy and lower unemployment rate will eventually bring these figures down to lower levels. The positive side is that our market offers incredible buying opportunities that won’t last long.”

“Tidy Island”
29 Tidy Island Blvd. #29
Bradenton, FL 34210

Gardens of exotic plantings and 140 acres of wildlife preserve set the stage for this 2,764-square-foot, fully updated 3BD/2.5BA townhome positioned to capture sweeping bay views. New Bamboo wood floors, a two-sided fireplace, and walls of floor to ceiling windows are a few of the exceptional features of this home. An elevator services all three levels including the private master bedroom retreat all on its own on the top floor. Offered for sale $499,900 by Michelle Musto, Coldwell Banker, Longboat Key.

Downtown Sarasota is a cultural and entertainment hub and is the heart of Sarasota’s rich arts scene. The historic Sarasota Opera House is home to a nationally recognized opera company that attracts talent from around the world and hosts the renowned Sarasota Ballet. Next door is the Golden Apple Dinner Theatre that since 1971 has produced more than 300 plays and musicals. Walk one block and you’ll find the multiple stages of the Florida Studio Theatre, featuring full seasons of beloved classics and edgy new plays, along with improv comedy and live music in their cabaret.

“1350 Main” is in the center of Downtown Sarasota where Main Street meets elegant Palm Avenue. Built in 2007 (and initially sold out in 90 minutes on the opening day of sales), there are 134 condos ranging in size from 750-square-foot, 1BD/1BA loft-style units to 3,375-square-foot, 3BD/3BA penthouses. All enjoy high ceilings, top of the line fittings and awesome city or bay views.

Amenities include 24-hour concierge service, enclosed parking garage, sixth floor club level with resort-style pool and spa, recreation deck, health and athletic club, large clubroom, business meeting rooms, wireless Internet service, security, large air-conditioned storage racks and guest suites. “1350 Main” is pet-friendly, and its cute canines bring smiles to the residents every day.

There are currently 11 units for sale ranging in price from $325,000 to $795,000.

Sales and pending under contract sales within the last six months include:

#1505: 1BD/1.5BA, 972 sq. ft., $345,000

#708: 2 BD/2BA, 1,336 sq. ft., $435,000

#703: 2 BD/2BA, 1,336 sq. ft., $435,000

#1008: 2 BD/2BA, 1,336 sq. ft., $500,000

#1200: 2 BD/2BA, 1,268 sq. ft., $500,000

#1208: 2 BD/2BA, 1,336 sq. ft., $599,000

#1604: 3 BD/3.5BA, 3,208 sq. ft., $1.6 million

“Safari Beach House” is the legendary Vanderbuilt/Whitney estate located directly on the Gulf of Mexico. Panoramic views of the gulf create your own private island paradise in this 4,403-square-foot, 3-bedroom, 4.5-bath residence. The cobblestone driveway leads to an open floor plan, spacious kitchen with adjoining butler’s kitchen and the large screened lanai with heated Infinity edge pool. Be swept away to the sensation of being in your own exclusive waterfront paradise, just steps away from well-manicured tropical gardens and white beaches where you will enjoy the sun, sand and sunsets.

Offered for $4.7 million by Randy Langley and Mary Moore, Barrier Island Real Estate, Longboat Key.

Longboat Key bayfront
5080 Gulf of Mexico Drive
Longboat Key, FL  34228

Gracious Florida living abounds in this 9,000-square-foot, Mediterranean-style estate, nestled on a private and lushly planted acre directly overlooking Sarasota Bay. The two-story foyer leads into a grand living room adorned with Italian Renaissance columns. A gourmet kitchen features state-of-the-art appliances and every convenience. Glass walls in the breakfast nook and family room open onto the spacious terrace.

A second foyer announces the master suite featuring approximately 1,000 square feet. This estate harbors four other bedroom suites, and five full and three half baths. Additional amenities include a billiard and card room with full bar, a climate-controlled wine room, a nine-person, state-of-the-art theater, and a library with custom-built cabinetry. Other features include marble floors, an elevator, high-tech electronic safety and audio systems, an infinity-edged pool, and a private dock and boat lift. This property is offered for $8.45 million by Patrick DiPinto III, Coldwell Banker Residential Real Estate Longboat Key.