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Dennis Realty

Pasco County steps closer to rental registry

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Pasco County is taking aim at a problem that crops up when a Pasco County Sheriff’s deputy arrives at a scene, and isn’t able to determine who owns the property, or who is authorized to be there.

The problem also occurs when the county can’t pin down a way to locate who’s responsible for code violations at a specific site.

To address those issues, the Pasco County Commission is considering a new ordinance that requires rental properties to be registered.

Senior Assistant County Attorney Kristi Sims is handling the ordinance for the County Attorney’s Office, and she appeared at the Pasco County Commission’s Jan. 7 meeting to give the commissioners a briefing.

At the same meeting, during the public comment portion, a number of speakers — representing real estate, property management and legal interests — offered their input on the proposed ordinance.

Jacob Bruynell, governmental affairs manager, Greater Tampa Realtors, raised concerns about a number of issues, including what would trigger the need for registering a property, some of the definitions included in the draft ordinance and when the new requirement would take effect.

He questioned the target effective date of March 1.

“This seems like an aggressive approach, as most citizens don’t know it’s coming and do not know if their properties fit the ordinance requirement,” Bruynell said.

He also questioned a provision that requires the designated property manager to have an office in Pasco County.

“We request that the ordinance allow property managers from neighboring counties,” he said.

Andrew Dougill, a professional property manager, also weighed in.

Dougill, a member of the board for the Tampa Bay chapter of the National Association of Residential Property Managers, said his group represents professional managers of single-family rental properties.

“Our organization is here to speak in favor of the rental registry ordinance. We recognize that the Sheriff’s department has a problem with vacant properties, with slumlords, so we’re very much in favor of that.

“We do have a couple of concerns with the ordinance as written,” he added.

“The first one is the requirement that the property manager maintains a business office in Pasco County. Many of the residential properties in Pasco County are managed by property managers in Hillsborough, Pasco and Hernando — so requiring a business office in Pasco County will cause thousands of current landlords in the county to lose their professional manager, which is obviously an unintended consequence and is not the intent of the ordinance,” Dougill said.

“The second issue we have is the definition of a property manager.

“As written, it seems to allow a property manager to be unlicensed, in violation of Florida statute. We suggest requiring the property manager to be licensed by the state, is the way to go,” Dougill added.

Licensing makes a difference
Carl Stratton, the broker of Dennis Realty and Dennis Property Management, told commissioners he has two offices in Pasco County.

He said his company currently manages about 500 units in Pasco, but also manages properties in Pinellas, Hernando, Citrus and Hernando counties.

Stratton also spoke in favor of lifting the requirement for property managers to have an office in Pasco.

He said it “would be a big hardship on thousands and thousands of owners, who have a trusted relationships with their property managers.”

Instead, he supports the idea that a property manager’s office be within a 50-mile radius of the property.

“I think that would be reasonable,” Stratton said.

Harry Heist, a landlord attorney, noted “the ordinance fails to define property manager.”

Heist went on: “A lot of people don’t realize that there’s two types of property managers out there in the world. There are licensed property managers who have real estate licenses that work under a broker and then there are unlicensed people.

“The unlicensed property managers who manage for absentee owners have caused a serious problem in Pasco County and all over Florida.”

Heist asked the county to amend the ordinance to define a property manager as someone who holds a license to manage property in Florida.

“We feel that it will cut down on a lot of problems and this is what will help the problems you are trying to address,” Heist said.

Sims addressed the issues later in the commission’s meeting.

“I had several meetings with some of the people who were here today, as well as other commercial realtors — people representing various groups that would be affected,” Sims told commissioners.

She said those discussions provided insights, which prompted her to recommend changes to the draft ordinance.

She told commissioners her briefing was intended to share the proposed revisions, so commissioners could react to them before the issue is brought to their Jan. 21 meeting for consideration.

Sims told the board: “I’ve come to understand that one of my big problems — and one of code enforcement’s big problems is — these illegitimate, non-licensed property managers: John Smith sticks an index card up in his window at the mobile home park and says he’s the property manager, but he’s not a licensed person. And that park is owned by an entity who is out of state, out of county, etc., etc..”

She’s recommending the definition of a property owner be changed to require it to be a licensed real estate broker.

She’s also recommending those licensed property managers could be from Pasco and abutting counties.

“We feel like we’re going to get responses from people who are holding a real estate license,” Sims said.

She also plans to recommend an April 1 effective date, though the system is expected to go live on March 1, so people would have access to it.

Additionally, Sims plans to bring back two follow-up ordinances. One would duplicate the state law that prohibits a person from acting as a property manager, without the proper licensure.

The other would require apartments, condos and commercial properties to have a permanently posted notice containing contact information for the property.

The proposed changes, she said,  “takes out a lot of the people who aren’t really our problem. It takes out logistical issues for  apartments and commercial realtors, who are dealing with tenants that may come in and out.

“And, I think is more narrowly tailored to address — at least at this point — to address what is our current focus and problem.”

Chase Daniels, assistant executive director, for the Sheriff’s Office said, “It gets us to where we want it to be. It still gives us the teeth we’re looking for.

“We certainly don’t want to impose on these groups that are doing the right thing.”

Commissioner Kathryn Starkey said she’s encouraged to see support for the ordinance.

“I agree with all of the little tweaks. They seem reasonable. We never wanted this to be onerous. But, we want to have a tool,” Starkey said.

Commissioner Mike Wells added: “All of these changes make sense. I appreciate your taking the time to meet with the stakeholders, over and over again, to listen to them.”

Commissioner Jack Mariano agreed: “You guys have done a great job, working together on this, getting the feedback from the public. We wanted to get an ordinance with some teeth in it, but at the same time not be too onerous.”

Published January 15, 2020

Plantation Palms golf course to reopen

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After a hiatus of more than two years, activities are expected to begin again at the Plantation Palms Golf Course.

A new owner took possession on May 16 and plans to get the golf course’s fairways and greens ready for use within a few months.

Bill Place, owner of Ace Golf Inc., bought the golf course and clubhouse for about $700,000 in a short sale approved by the U.S. Department of Justice. His general manager picked up the keys to the clubhouse at the closing, said Rob Rochlin of Dennis Realty.

Place is on vacation in Africa.

In an email sent to The Laker/Lutz News in late April, Place said he hoped to have the golf course open within four months.

Plantation Palms golf course and clubhouse, which have been closed for about two years, are expected to be reopened by Ace Golf, the new owner, in about four months. (File Photo)
Plantation Palms golf course and clubhouse, which have been closed for about two years, are expected to be reopened by Ace Golf, the new owner, in about four months.
(File Photo)

After years of neglect, the golf course needs extensive work, including restoration of the fairways and greens, Place said, in a later email on May 18.

“Grass and weeds grew up to 6 feet high!” Place said. “The greens are all dead, and most of the fairways will have to be re-grassed.”

Almost everything from the parking lot to the clubhouse has to be renewed.

“It’s been an eyesore,” said Tim Hodes, president of the Plantation Palms Homeowners Association. But, he added, “We’re embracing it and looking forward to it reopening.”

A low estimate on the cost to get the golf course ready would be about $800,000, Rochlin said.

With the rainy season around the corner, he added, “You have the window of opportunity. Now is the time to get it right.”

Place said social and golf memberships will be available, with public play during most hours.

In addition, the more than 800 Plantation Palms’ residents will support the renovations by purchasing social memberships for each of the next five years. Plans also are to add a 3,000-square-foot banquet room overlooking the golf course. It will be available for weddings, meetings and other events.

Place said he expects to open a version of Mulligan’s Irish Pub at Plantation Palms, similar to restaurants at other golf courses owned by Ace Golf.

Plantation Palms’ golf course is regarded as one of the top courses in Tampa Bay, with a 4-star rating from Golf Digest, Place said in his email.

Rochlin has been marketing the 156-acre golf course for two years. It also has a driving range, clubhouse, restaurant and bar.

MJS Golf Group bought the property in 2011 for about $2.1 million, financed by the Native American Bank of Denver. But, owners Mitchell Osceola, Jayson Ray and Steven McDonald were plagued with recurring financial losses and debts.

The course shut down briefly in 2013, then reopened briefly, only to close for good in May 2014.

Rocky Morgan of GSP Business Alliance stepped forward in 2015 to say he would buy the course. But, Rochlin said Morgan never came through with money to finance the sale.

Because the mortgage holder – Native American Bank of Denver – serves Native Americans, the short sale had to be approved by the U.S. Department of Justice.

Place has extensive experience in golf course and driving range management in the Tampa Bay area.

His company, Ace Golf, owns and operates Crescent Oaks and Wentworth golf clubs in Tarpon Springs, and Pebble Creek in New Tampa. Place also has driving ranges in Brandon and Riverview.

Plantation Palms was an attractive acquisition, Place said, because of its proximity to his other golf courses and the huge growth on State Road 54.

“I think the right guy got it,” Rochlin said.

Published May 25, 2016

Golf may be back in play at Plantation Palms

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Plantation Palms Golf Course could reopen within coming months, according to posts on a Facebook page and an online blog created by a residents’ group, Project Bring Back Our Course.

A potential buyer, Rocky Morgan of GSP Business Alliance, is nearing a deadline to buy the closed golf course, located within Plantation Palms subdivision, off Collier Parkway.

In a telephone interview, Rob Rochlin of Dennis Realty told The Laker/Lutz News that Morgan has until the end of September to complete “due diligence” on the purchase.

A potential buyer for the Plantation Palms Golf Course plans to refurbish the clubhouse and golf course, which have been closed since 2014. (Kathy Steele/Staff Photos)
A potential buyer for the Plantation Palms Golf Course plans to refurbish the clubhouse and golf course, which have been closed since 2014.
(Kathy Steele/Staff Photos)

According to the online blog in a posting on Sept. 13, a closing could happen no later than Nov. 3, and possibly sooner.

The driving range, clubhouse, restaurant and bar could reopen by the end of the year, with the course opening in early-to-mid-2016. Full and social club memberships would be offered to people living in the subdivision, as well as to people outside of Plantation Palms, according to the blog.

The goal of the Bring Back Our Course group, the blog states, “is to protect Plantation Palms’ property values.”

According to a Sept. 19 blog posting, Morgan has enlisted professional golfer Jimmy Wright to join his team as president and chief executive officer of “Golf Operations.”

No sales price is available, but the real estate firm in the past has listed the property as a short sale for $1.2 million.

Native American Bank in Denver backed the mortgage for the 156-acre property, when MJS Golf Group bought the golf course in 2011 for about $2.2 million. Mitchell Osceola, Jayson Ray and Steven McDonald own the company.

No one with the company could be reached for comment.

Financial challenges in recent years have plagued the course’s operations. It was shut down for one week in 2013, then, re-opened before shutting down again in May 2014.

In recent weeks, landscapers have mowed the grass and cleared undergrowth on the Plantation Palms Golf Course
In recent weeks, landscapers have mowed the grass and cleared undergrowth on the Plantation Palms Golf Course

Court records show debts have been a problem as at least two companies, John Deere Landscaping and Lake Master Aquatic Weed Control, filed lawsuits for nonpayment of services. Courts awarded judgments against MSJ.

There also was at least one lien from the Florida Department of Revenue, since paid off.

In prior interviews with The Laker/Lutz News, Ray told a reporter that the recession and bad weather limited the rounds of golf and hurt efforts to make the course a success.

County records show TLGFY, LLC- Capital One filed a tax deed for one of two parcels for the golf course on June 30. The application covers tax years 2012 through 2014. However, the tax deed likely won’t be sent to the Pasco County Clerk’s office until early 2016.

A second golf course parcel has delinquent taxes, also for 2012 through 2014. Tax certificates were issued, but county officials say if the 2012 taxes are paid, that would delay a potential filing of a tax deed on that parcel.

Those issues would be cleared away with the sale. “A new buyer can’t have clear title without that,” Rochlin said.

Surveys are posted on the website showing about 90 percent approval from residents who favor the sale. A meet-and-greet with Plantation Palms’ residents took place at Hampton Inn on Sept. 2. The Bring Back Our Course members met separately with residents of The Reserve, which has its own homeowners’ association.

Media reports highlight past unsuccessful efforts by Morgan to buy Waterville Golf Course in Cleveland, Tennessee, and Turkey Greek Golf Course in Gainesville. But according to the blog, Morgan addressed questions related to those ventures at the residents’ meeting.

In recent weeks, Morgan has hired landscapers to spruce up the course, mowing grass and clearing undergrowth.

Part of his management program for the course is to provide lawn services that would generate revenues to help with golf course operations.

Residents would choose a landscaper from a “preferred provider” list of companies that would work for Morgan, according to the blog.

“The primary focus is on selling landscaping services bundled with club memberships both inside and outside of Plantation Palms,” the blog states.

Published September 23, 2015

For sale: Plantation Palms Golf Club

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For months, questions have lingered on what’s going to happen with Plantation Palms Golf Club, the 156-acre property that closed in May.

But Thursday, at least one of those major questions were answered when the golf course went on the market … as a short sale.

Although local golfers are frustrated they’ve lost a course to play on, homeowners are becoming concerned about how a deserted Plantation Palms Golf Club could affect their home values. Dennis Realty listed the property as a short sale Thursday. (File photo)
Although local golfers are frustrated they’ve lost a course to play on, homeowners are becoming concerned about how a deserted Plantation Palms Golf Club could affect their home values. Dennis Realty listed the property as a short sale Thursday. (File photo)

Dennis Realty has listed the “legendary golf course” for $1.2 million, down from the $2.2 million MJS Golf Club LLC paid for the property in 2011. The listing described it as an “incredible deal for this level of golf course,” which was designed by David Harman in 2000.

The price includes an 11,000-square-foot clubhouse, described as “both elegant in decor and efficient in design.”

Short sales are typically property transactions mortgage companies allow to save on the cost of foreclosure. They typically sell for far less than regularly priced properties, and depending on the mortgage company’s policies, the difference between the price sold and what’s still owed could still be left to the original owner.

The mortgager in this case was Native American Bank of Denver, which funded the $2.2 million purchase with Mitch Osceola, Jayson Ray and Steve McDonald.

Since the club closed in May, surrounding residents have complained about the lack of upkeep on the course, including more recently overgrown grass and decaying equipment. Pasco County code enforcement recently cited the property for its grass, giving the course two weeks to get it mowed.

Native American Bank has not filed foreclosure paperwork with the court system, but could still opt to do that even as it continues looking for potential short sale buyers.

A couple residents told The Laker/Lutz News two weeks ago that rumors have circulated that at least two groups — including one led by a resident — have tried to make offers on the golf course, but have not received a response from the bank. None of those rumors could be verified, and Joel Smith, a senior vice president and chief credit officer for the financial institution, did not return a call seeking comment.

Plantation Palms is located off Collier Parkway, north of State Road 54.

Dennis Realty: 40 years of putting customers first

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Juanita Dennis had a vision of bringing all her real estate agents together in one place. And in 1994, the co-owner of Dennis Realty did just that, opening what would become a landmark on Land O’ Lakes Boulevard and County Line Road.

It was a family philosophy both Dennis, and her husband Robert, had stood by since Dennis Realty was founded 40 years ago in 1973. And it’s that philosophy that has helped the business continue to thrive through the rollercoaster ride of the housing market, and be on top of its game today.

“We’re the big fish in the small pond, but we’ve learned from experience how to stay strong, no matter what the market throws at us,” said Carl Stratton, the broker and general manager at Dennis Realty, who first joined the company in 1999. “There are very few offices where you can walk in the front door, and have your choice of agents already there waiting for you.”

There have been several housing bubbles since Dennis Realty first opened its doors, but none were as devastating as the most recent one that burst in late 2006, not long after Stratton was promoted to general manager.

Pat Germino remembers when she had to answer phones at the old Dennis Realty location just down the road from its current site. Germino, who gets a helping hand from broker and general manager Carl Stratton, has been with Dennis Realty for most of its 40 years. (Photo by Michael Hinman)
Pat Germino remembers when she had to answer phones at the old Dennis Realty location just down the road from its current site. Germino, who gets a helping hand from broker and general manager Carl Stratton, has been with Dennis Realty for most of its 40 years. (Photo by Michael Hinman)

Everyone suffered, especially Realtors. Dennis Realty went from a peak of selling 120 homes in a month, to just eight. The company also closed a pair of satellite offices, and centralized all of its operations back in Lutz.

“Even when we were losing money, the one thing we did do was keep our advertising up,” Stratton said. “Our agents have been through this cycle before, and we knew at some point it would come back up. The agents that stayed in the business and kept their marketing going, they are the ones who are finding success right now.”

Dennis Realty now partners with 85 full-time agents, but does more than just sell homes. During the last decade or so, the company has expanded to include a title company, property management, insurance and more.

And all of it is in the two-story building that brought the first commercial elevator to Lutz.

“We have traditional values, and we adhere to those values,” Stratton said. “There are a lot of companies out there who think they have a better way of doing things, like discount brokers. But there is a lot of sacrifice in discounting — something has to give.”

Home values are on the rise. This past spring, the average sales price of a home jumped nearly 12 percent compared to the year before, according to Florida Realtors. And the number of days a home is sitting on the market is now less than two months, compared to nearly three months in spring 2011.

Yet many homes are not on the market, but are still in the middle of foreclosure. And many homes bought as investments are still finding plenty of people willing to rent.

“I don’t have a statistic, but I think people renting homes is at an all-time historic high in America,” Stratton said. “The fact is there are a lot of folks who lost their homes and are now renting houses because they are not able to buy homes. There’s just a big base of renters right now.”

That has promoted Dennis Realty to expand its efforts to help investors manage those properties, since no landlord is looking forward to that call in the middle of the night for an emergency repair.

In 2009, Dennis Realty managed the rentals of just 50 homes. Today, it’s 550. And it continues to grow.

“We focus on individuals who own homes, and not big corporations that might have hundreds of them.” Stratton said. “These are people who are upside-down on their house, and don’t want to short-sell or let their house go. We are offering ways to help.”

Sadly, Juanita Dennis died on 2001, but Robert keeps things moving, and staying close to the original philosophy.

The next 40 years should be an interesting time for Dennis Realty. But if history has any say, the company is ready for whatever the housing market might throw at it.

“We are a marketing company, and if you’re not out there marketing, then what are you doing? You’re out of business,” Stratton said. “It’s all about paying attention to the client, and giving good service. That’s what has always carried us through.”