Licensed Florida real estate brokerage
Investment Property in Boulevard Gardens, FL
Investment Property in Boulevard Gardens and the surrounding area, with a licensed real-estate professional. No obligation.
Boulevard Gardens is a small unincorporated community in Broward County of roughly 1,714 residents, and its housing stock shapes almost every investment decision here. Homes are predominantly modest post-war single-family houses built from the 1940s through the 1960s, concrete block and stucco, with low-slope or shallow-gable roofs, jalousie or single-hung windows (many since replaced with impact units), terrazzo or tile floors, and carports at least as common as enclosed garages. Small multi-family buildings and duplexes are mixed in, which is what draws many buyers looking at rentals.
Because the community sits about five miles inland from the Atlantic, salt-laden air and year-round humidity still work on steel door hardware, gate operators and lock cylinders, and decades-old flex duct in unconditioned attics is a common source of poor airflow. A licensed real-estate professional — Premier Real Estate Group Inc or a licensed agent we refer you to — can help you search single-family rentals, condos, townhomes and small multifamily, pull comparable rents and sales, review association rental restrictions, and get insurance and flood questions answered before the inspection period ends. The consultation is free and there is no obligation.
The biggest surprises on Broward investment purchases are usually carrying costs, not the purchase itself. Insurance and flood-insurance costs on 1940s–1960s block homes depend heavily on roof age and documented wind-resistant features; property taxes are reassessed after a sale, and a seller's homestead savings and Save Our Homes benefit do not carry over to an investment buyer. Where an association exists, rental and short-term-rental restrictions can limit how you use the property, and local ordinances may regulate vacation rentals and registration. We work these items during the inspection period rather than after closing, and we never promise a rent, a return or a timeline.
What to know in Boulevard Gardens
Flood zone and flood insurance
Flood zones come from FEMA flood maps, and a lender generally requires flood insurance on a home in a Special Flood Hazard Area — while homes outside one can still flood. Florida sellers must give buyers a flood disclosure under s. 689.302, F.S., and flood damage is generally excluded from standard homeowners policies.
Four-point and wind-mitigation inspections
On older homes, Florida insurers commonly ask for a four-point inspection covering roof, electrical, plumbing and HVAC, and offer wind-mitigation credits for documented features under s. 627.0629, F.S., using the uniform form OIR-B1-1802. With much of the local stock dating from the 1940s through the 1960s, roof age and condition are frequently the deciding factor in whether coverage is offered at all.
Taxes change after the sale
Investment property does not qualify for the homestead exemption or the Save Our Homes cap; a non-homestead assessment cap applies to non-school taxes instead. Budget for reassessment after purchase and confirm figures with the Broward County property appraiser and tax collector.
Associations and rental restrictions
Formal HOAs and gated subdivisions are uncommon in this long-established unincorporated community compared with newer west Broward developments, but where an association does apply it may require buyer or tenant approval and estoppel certificates. Association documents and budgets belong in your due diligence.
If your search extends to condominium buildings
Florida requires a milestone structural inspection for condominium and cooperative buildings three stories or taller once they reach 30 years (s. 553.899, F.S.) and a structural integrity reserve study for condo associations with such buildings (s. 718.112(2)(g), F.S.). Ask for the milestone and SIRS reports, since findings can drive special assessments.
Tenant-occupied purchases
Buying occupied property usually means reviewing leases plus tenant estoppels or an assignment of leases, and Chapter 83 landlord-tenant and security deposit rules apply. Short-term rental taxation, licensing and local registration rules are separate questions to confirm before you commit.
Humidity, ducts and deferred maintenance
Constant air-conditioning use means dryer vents and duct systems run in a damp, mold-friendly environment, and many homes here still have original or first-replacement garage doors, gate hardware and ductwork that predate modern Florida wind-load and energy codes. Buyers often add wind/hail, mold and moisture considerations to their inspections.
How we help
- Targeted property searchWe search single-family rentals, condos, townhomes and small multifamily that match your criteria, including the duplexes and small multi-family buildings mixed into the Boulevard Gardens housing stock.
- Comparable rents and salesWe assemble comparable rents and sales so your assumptions are grounded in market data. Results depend on condition, location and terms, and no rent or return is promised.
- Association and restriction reviewWhere an association applies, we request documents and review rental and short-term-rental restrictions, approval requirements and estoppel procedures before your inspection period ends.
- Insurance and flood questions earlyWe help you line up four-point and wind-mitigation inspections and flood-zone information while you still have contract rights, and point you to your insurance agent, Citizens Property Insurance Corporation and the Florida Office of Insurance Regulation for coverage questions.
- Offers and closingWe prepare offers and manage closing for financed or cash purchases, including estoppel letters, lien searches and, for entity purchases, the organizational documents and authority resolutions a title company may require.
Florida rules and paperwork in Boulevard Gardens
Florida real estate is regulated by the Department of Business and Professional Regulation (DBPR), Division of Real Estate, under the Florida Real Estate Commission (FREC). Investors buying and selling for their own account are generally not required to be licensed, but anyone performing brokerage services for others for compensation — listing, selling, leasing or managing property for others — must hold a Florida broker or sales associate license; verify license status with DBPR. Expect an as-is purchase contract with an inspection period, seller disclosures including the residential flood disclosure, any condominium or HOA document delivery and approval process, and estoppel letters and lien searches at closing. Closing taxes in this county follow the statewide rates: documentary stamp tax on the deed is 70 cents per 100 dollars of the price (s. 201.02, F.S.); on a new mortgage note, 35 cents per 100 dollars financed (s. 201.08, F.S.); and nonrecurring intangible tax on a new mortgage is 2 mills, or 0.2 percent (s. 199.133, F.S.). Who pays each item is set by the purchase contract and is negotiable. You can estimate these with the free Florida Doc Stamp & Closing Tax Calculator on this site at /tools/florida-closing-costs. FIRPTA withholding may apply where a seller is a foreign person — verify with a Florida attorney and CPA.
Premier Real Estate Group Inc is a licensed Florida real estate brokerage (broker license BK3314523). Verify at Florida DBPR.
Timing and next steps
Acquisition activity tends to follow the broader market, peaking in winter and spring, while off-season fall months often bring more motivated sellers and 1031 exchange and year-end tax planning drive a fourth-quarter push. Locally, hurricane season runs June 1 through November 30, with a rush on impact and reinforcement upgrades in late spring, and the dry snowbird season from December to April brings a pickup in HVAC, duct and dryer-vent service calls — both worth factoring into inspection and turnover scheduling. To start, call (954) 703-4504 or send a request with the form on this page; Premier Real Estate Group Inc or a licensed agent we refer you to will contact you by phone or email.
We also work in nearby areas including Washington Park, Franklin Park, Roosevelt Gardens, Rock Island, Lauderdale Manors, Broadview Park, Melrose Park, Dorsey-Riverbend, Golden Heights, the Sistrunk Boulevard corridor, Fort Lauderdale, Lauderdale Lakes, Lauderhill, Oakland Park, Plantation, Wilton Manors, Sunrise and North Lauderdale.
Investment Property in Boulevard Gardens: common questions
- Do I need flood insurance on a rental in Boulevard Gardens?
- It depends on the FEMA flood map designation for the specific parcel. A lender generally requires flood insurance in a Special Flood Hazard Area, and properties outside one can still flood, so many investors carry coverage either way. Flood damage is generally excluded from standard homeowners policies.
- What should I expect from insurers on a 1950s block house here?
- Insurers commonly request a four-point inspection on older homes covering roof, electrical, plumbing and HVAC, and roof age and condition are frequently the deciding factor in whether coverage is offered. A wind-mitigation inspection documenting features such as roof-to-wall connections and impact-rated openings can support premium credits under s. 627.0629, F.S.
- Will I keep the seller's low property tax bill?
- No. The homestead exemption and Save Our Homes benefit do not carry over to investment property, and the property is reassessed after purchase. A non-homestead assessment cap applies to non-school taxes; confirm the specifics with the county property appraiser and tax collector.
- Are there HOA restrictions on renting in this area?
- Formal HOAs and gated subdivisions are uncommon in this long-established unincorporated community, but some properties do have associations, and those can impose tenant approval and rental restrictions. We request association documents and budgets during due diligence so you see the rules before your inspection period ends.
- Can you tell me what a property will rent for?
- We can provide comparable rents and sales to inform your analysis, but no rent, return or timeline can be promised. Pricing and rental outcomes depend on condition, terms, insurance costs and market conditions at the time.
Investment Property in nearby cities
Tell us what you're looking for — Boulevard Gardens
Budget, property type and area. A licensed real-estate professional will contact you.
Licensed brokerage
Premier Real Estate Group Inc
Broker of record Maxim Bohadana, Florida broker license BK3314523
(954) 703-4504