2 Questions about home values

[andercat]

1. Value of a home that is on a lot opening to a preserve:

Does anyone have an idea what a lot that opens to a nice preserve would be worth? Are these lots as valuable as a golf course lot? I know each home is unique but I'm just wanting an over all opinion.

2. Turn key versus not turn key
How much does selling a property turn key add to the cost of a home in general. Furniture is OK but nothing outstanding. If a home is offered as turn key, can you make an offer minus the furniture? How much would you deduct for for the value of the furnishings?

Thanks for any insights you might be able to give me.

[GoodLife]

1. Value of a home that is on a lot opening to a preserve:

Does anyone have an idea what a lot that opens to a nice preserve would be worth? Are these lots as valuable as a golf course lot? I know each home is unique but I'm just wanting an over all opinion.

2. Turn key versus not turn key
How much does selling a property turn key add to the cost of a home in general. Furniture is OK but nothing outstanding. If a home is offered as turn key, can you make an offer minus the furniture? How much would you deduct for for the value of the furnishings?

Thanks for any insights you might be able to give me.

1. sometimes a preserve view is worth more than a golf course view. You have more privacy and no early morning maintenance noise from mowers etc. Value of view is in the eye of the beholder.

2. Sounds like you are talking about a specific home here, if the furnishings are mediocre make an offer without them included. Sometimes turnkey homes are furnished and decorated beautifully, and the value is reflected in the overall price plus you benefit from only having to move in your clothes and toothbrush.

[Dan9871]

1. Value of a home that is on a lot opening to a preserve:



Some of the lots on Conservation Drive were priced in the range of $600K to $900K. The were required to have a Premiere home built on them.


The typical added for a Designer with a golf course view, all other things being equal, is around $120K to $150K. Don't know specifics but I would guess it would be in the same range for a Preserve view.

[asianthree]

1. Value of a home that is on a lot opening to a preserve:

Does anyone have an idea what a lot that opens to a nice preserve would be worth? Are these lots as valuable as a golf course lot? I know each home is unique but I'm just wanting an over all opinion.

2. Turn key versus not turn key
How much does selling a property turn key add to the cost of a home in general. Furniture is OK but nothing outstanding. If a home is offered as turn key, can you make an offer minus the furniture? How much would you deduct for for the value of the furnishings?

Thanks for any insights you might be able to give me.

Have you spoken to your real estate person, they would probably have a better knowledge of the area and a home that you’re speaking of. Sometimes turn key doesn’t involve that much money in the price of the home. It’s usually because the sellers just don’t want to take the furniture. I would definitely ask my real estate person with all of your questions to get a better idea.

[l2ridehd]

Preserve lots have a significantly higher amount of bugs than interior lots. Most preserves are bug breeding grounds. Make sure you go by there and stand outside on a warm evening. Those that live on them will dispute this, but verify for yourself before buying. We have friends who are selling and moving because one of them seems to attract bug bites. They go someplace else without any issue, but at their home it's a big issue.

So trust but verify.

[villagetinker]

There was a recent thread(s) about some water view areas not being kept up. Remember these are preserve areas (read these are NATURAL), these are not man-make ponds or lakes (read regular upkeep, grass cutting, plant trimming, etc.). I have no direct experience in this area, but from what I recall in other threads, there were some complaints about invasive species, weeds, and other over growth, so be sure to take this into consideration, the view you have today may not be the view you have in the future. Golf course, and man-made water retention ponds/lakes seem to have the same or very similar views year after year.
As for the comment above about odors, this seems to occur 1 or more times a year depending on weather conditions, and of course wind direction.

Please do your homework so you get the house of your dreams, TV has so much to offer, I am sure you can find what you want.

[NotGolfer]

I would also think that the "nature perserves" would offer some bugs and critters (not the bird variety)....what VillageTinker had to say also may also be a factor.

[vintageogauge]

There are also lake and pond lots that are private and have great views. I believe that the only building lots now available are south of 44, The Pines and Oceola are now pretty much spec homes. You can search the TV sight for "build your home" and the lots will come up with water or preserves sketched in and they will also show the prices. I believe the highest price lot currently available is $129,000 and all the way down to under $20,000. There are no golf course lots available now but there will be in the near future they are working on them now.

[Allegiance]

There are also lake and pond lots that are private and have great views. I believe that the only building lots now available are south of 44, The Pines and Oceola are now pretty much spec homes. You can search the TV sight for "build your home" and the lots will come up with water or preserves sketched in and they will also show the prices. I believe the highest price lot currently available is $129,000 and all the way down to under $20,000. There are no golf course lots available now but there will be in the near future they are working on them now.A buildable lot in the villages for $20,000?

[GoodLife]

Golf course, and man-made water retention ponds/lakes seem to have the same or very similar views year after year.

Until a sinkhole turns them into a mud pit. Examples Cane Garden, Pimlico, Alhambra etc

[Fraugoofy]

1. Value of a home that is on a lot opening to a preserve:

Does anyone have an idea what a lot that opens to a nice preserve would be worth? Are these lots as valuable as a golf course lot? I know each home is unique but I'm just wanting an over all opinion.

2. Turn key versus not turn key
How much does selling a property turn key add to the cost of a home in general. Furniture is OK but nothing outstanding. If a home is offered as turn key, can you make an offer minus the furniture? How much would you deduct for for the value of the furnishings?

Thanks for any insights you might be able to give me.Turn key can be a great deal if the furniture is high quality and a style you like. We bought turn key and traded out the pieces we didn't like. One of our villas came with a golf cart (added bonus for us)...

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[Mrs. Robinson]

Some of the lots on Conservation Drive were priced in the range of $600K to $900K. The were required to have a Premiere home built on them.


The typical added for a Designer with a golf course view, all other things being equal, is around $120K to $150K. Don't know specifics but I would guess it would be in the same range for a Preserve view.

I can't imagine any lot in TV being priced at the prices you quote.
I will assume you mean that price with a house on the lot???

When we bought 4+ years ago, the lot for our (Designer) house was about $40,000 extra.
It is on a cul-de-sac and about 1/4 of an acre.
I'm sure the price would be higher in today's market.

[gap2415]

If the furnishings are mediocre and sparse, I guesstimate $2-5k. Some homes are furnished beautifully and then the furnishings are worth much, much more.

[Tom53]

The lots on Conservation Trail are pricey. 3700 Conservation has a $545,000 lot premium.

[Dan9871]

I can't imagine any lot in TV being priced at the prices you quote.
I will assume you mean that price with a house on the lot???

.

Yes, the price of the house... but that difference was the price of the lot.

One our street the houses on golf course side of the street are about $120K to $150K more than the houses on the non-golf course side of the street. Same Designer houses, same house sizes, same house spacing, about the size lots (actually most of the golf course side of the street lots are a bit small than on the non-golf course side of the street). Only difference is whether the lot bordered the golf course or not.

When we were looking we saw about the same differences in all the comparable golf/non-golf houses we saw.

[Allegiance]

The lots on Conservation Trail are pricey. 3700 Conservation has a $545,000 lot premium.That is a bargain. 🤤

[biker1]

If you haven't had a chance to drive down to the end of Conservation Trail you should. It is pretty nice.

I can't imagine any lot in TV being priced at the prices you quote.
I will assume you mean that price with a house on the lot???

When we bought 4+ years ago, the lot for our (Designer) house was about $40,000 extra.
It is on a cul-de-sac and about 1/4 of an acre.
I'm sure the price would be higher in today's market.

[ColdNoMore]

The lots on Conservation Trail are pricey. 3700 Conservation has a $545,000 lot premium.

Surely that is either a misprint...or includes a house.

Who in the world would pay $545,000...for just a lot here? :oops:

[biker1]

Someone who is putting up a $1.0M+ house on the lot. You should drive down there - it is pretty nice.

Surely that is either a misprint...or includes a house.

Who in the world would pay $545,000...for just a lot here? :oops:

[graciegirl]

A buildable lot in the villages for $20,000?

I think the poster was referring to the upcharge for lot. Lots are never sold alone.

[Allegiance]

I think the poster was referring to the upcharge for lot. Lots are never sold alone.Makes sense. I guess a non villages lot could be 20k.

[graciegirl]

Surely that is either a misprint...or includes a house.

Who in the world would pay $545,000...for just a lot here? :oops:

Quite a few. And they were amazing. Are amazing locations.

3384 Conservation Trl, The Villages, FL 32163 | Zillow (https://www.zillow.com/homedetails/3384-Conservation-Trl-The-Villages-FL-32163/125954878_zpid/) (THIS doesn't show Conservation Trail. Google hasn't caught up with the growth here, lol)

Here is another "vague" mapping of Conservation Trail. It is south of 466a.
https://www.homes.com/property/3724-conservation-trl-the-villages-fl-32163/id-1000014502505/#!

[billethkid]

I can't imagine any lot in TV being priced at the prices you quote.
I will assume you mean that price with a house on the lot???

When we bought 4+ years ago, the lot for our (Designer) house was about $40,000 extra.
It is on a cul-de-sac and about 1/4 of an acre.
I'm sure the price would be higher in today's market.

Surely that is either a misprint...or includes a house.

Who in the world would pay $545,000...for just a lot here? :oops:

there are several location throughout TV where the LOTS ONLY are/were $600,000 or more.
In Bridgeport at Lake Miona at the far end of Lake Miona Drive there is a cul de sac and the lots facing the lake were $600,000+.

[Chi-Town]

Surely that is either a misprint...or includes a house.

Who in the world would pay $545,000...for just a lot here? :oops:
$545,000 is the lot premium Add the house on top of that. And you have to build in a pretty tight time frame. I know of someone one who paid a $600,000 premium on a prime Conservation Trail lot earlier in the year and is living there now.

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[Fraugoofy]

I can't imagine any lot in TV being priced at the prices you quote.
I will assume you mean that price with a house on the lot???

When we bought 4+ years ago, the lot for our (Designer) house was about $40,000 extra.
It is on a cul-de-sac and about 1/4 of an acre.
I'm sure the price would be higher in today's market.Dan is right. There are lots in the new chatham acres going for $500,000+ just for the lot...

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[Sgroemm]

Of course you can offer a price on a turnkey home that does not include the furniture. Most sellers want to sell the home and are open to offers. My neighbors bought a 2bed/2bath home that was turnkey and had a truck come and take away most of the furniture to donate it. I saw the furniture and it was dated. I bought a 2bed/2bath home and I paid approximately 10K above (neighbor's comparable sale price for the same home) for turnkey that was beautiful furniture that I kept. After looking for a home for 2 years, it is just my opinion that decent furniture is worth about 10K on a smaller home. What size is the home you are considering? Less desirable/dated furniture is worth about 3-5K, but I would ask that it be removed by the seller first....to save you the trouble.

[dirtbanker]

1. Value of a home that is on a lot opening to a preserve:

Does anyone have an idea what a lot that opens to a nice preserve would be worth? Are these lots as valuable as a golf course lot? I know each home is unique but I'm just wanting an over all opinion.

2. Turn key versus not turn key
How much does selling a property turn key add to the cost of a home in general. Furniture is OK but nothing outstanding. If a home is offered as turn key, can you make an offer minus the furniture? How much would you deduct for for the value of the furnishings?

Thanks for any insights you might be able to give me.I would estimate "preserve, water view, or golf view" adds 33-40% to the price. Example: same home both sides of street, home is 250k on non view side, add 85k for view = 335k.

I would estimate "furnished" adds 2% to the price. Example: home is 250k non furnished, add 5k for furnishings =255k.



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[Tom53]

That is a bargain. 🤤

Yeah, but it wasn't one of the bigger lots

[ColdNoMore]

$545,000 is the lot premium Add the house on top of that. And you have to build in a pretty tight time frame. I know of someone one who paid a $600,000 premium on a prime Conservation Trail lot earlier in the year and is living there now.


IMHO...that's just nuts. :oops:

Whatever the market will bear I guess. :shrug:

[graciegirl]

IMHO...that's just nuts. :oops:

Whatever the market will bear I guess. :shrug:

Yeah. We are pretty popular and sought after here in The Villages.

the villages fastest growing area in usa - Bing (https://www.bing.com/search?q=the+villages+fastest+growing+area+in+usa&form=EDGHPT&qs=AS&cvid=70fb9cf9f60d4bdb958e7814b7d170ba&refig=cad1eba88ae541cb99ec0330d954ed31&cc=US&setlang=en-US&elv=AY3%21uAY7tbNNZGZ2yiGNjfMlZI*Xu4WavKy2cjaaMb1n U1pQs53kKyqEpX%21uUzzG6gf41cp4qggUnNfu*fa*Rvp2rm0J IZEg8ucCVoSNC6DZ&PC=DCTS)

[BoatRatKat]

Aside from Conservation Trail, a preserve view will cost in the vicinity of 125,000 for the lot. And yes, you'll have bugs but you may prefer the "no see ems" over the "see ems". And yes, there are critters but we love hearing the coyotes at night and seeing the families of raccoons and bunnies and the occasional lone bobcat stroll by. Just depends on whether you want to see golfers or nature.

[graciegirl]

Aside from Conservation Trail, a preserve view will cost in the vicinity of 125,000 for the lot. And yes, you'll have bugs but you may prefer the "no see ems" over the "see ems". And yes, there are critters but we love hearing the coyotes at night and seeing the families of raccoons and bunnies and the occasional lone bobcat stroll by. Just depends on whether you want to see golfers or nature.

There are homes for sale here from a little over 100K to over two million and they are lived in by people who are priceless.

[Sgroemm]

If you own a small dog....stay away from the preserve views. Coyotes have been a problem in TV for small pets.

Another thing to consider, many of the preserves have those high voltage electricity towers running through them. I know they claim they are safe, but I would not want to live close to them.

[justjim]

Preserve Lot vs a golf course Lot likely depends on the location and view of both of the lots. A golf course Lot must be purchased carefully——distance from golf cart path, maintance equipment early morning noise and potential for golf ball damage or nuisance are examples of what to look for when considering a golf course Lot. At present there are no golf course lots available and when they do become available in the future they will be south of State Rt 44. As other posters mentioned, a conservation/preserve Lot may have some bugs and critters that you may or may not considered before purchase.

We know of a couple who sold their beautiful home on a preserve because of the bugs. We have some good friends who purchased a furnished model home three years ago and are very pleased with their home. As I have said many times before, “in The Villages there is “something” for just about everyone”. You don’t just purchase a house in The Villages, you really are purchasing a lifestyle.

[GoodLife]

$545,000 is the lot premium Add the house on top of that. And you have to build in a pretty tight time frame. I know of someone one who paid a $600,000 premium on a prime Conservation Trail lot earlier in the year and is living there now.

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Personally, if I was going to spend upper six figures or more than $1 million for a home I would buy something in Golden Ocala or Country Club of Ocala, where you get true private country club experience, superior golf course quality, custom built quality, and real gates.

$750,000
Golden Ocala
3430 Nw 85th Ter, Ocala, FL 34482 - realtor.com(R) (https://www.realtor.com/realestateandhomes-detail/3430-NW-85th-Ter_Ocala_FL_34482_M66804-10345)

$539,000
Country Club of Ocala
1705 Se 73rd Pl, Ocala, FL 34480 - realtor.com(R) (https://www.realtor.com/realestateandhomes-detail/1705-SE-73rd-Pl_Ocala_FL_34480_M58794-59435)

[tophcfa]

This thread is an interesting read since our home has a preserve abutting our back yard. Our preserve is older and one that used to have views, but now is grown in and is basically a swamp filled in with vegetation. Still a wonderfull thing, privacy and a wildlife refuge. Lots of birds, an occasional gator, snake, coyote, or other mysterious critter. The only thing that scares me are snakes, I fear those slithery creatures, especially the water mocasons. Bugs don't bother us, they can be bad at sunset, but not in the birdcage. The sunset painting the sky behind the preserve is spectacular. And the privacy is wonderful. We love going in our back yard and not having to look at the back of abutting homes. This was a requirement when we searched for our Villages home. Some of the premium prices for a preserve stated in this thread seem outrageous. We paid about $20K more for our house than a similar home across the street without a preserve in the back yard. Also, I love golf, but would never want to live on a golf course. The cost premium is huge, mowing and course maintenance starts at sunrise each morning as your wake up alarm, and there is little privacy until it gets dark out. Just my opinion for what it's worth.

[graciegirl]

Personally, if I was going to spend upper six figures or more than $1 million for a home I would buy something in Golden Ocala or Country Club of Ocala, where you get true private country club experience, superior golf course quality, custom built quality, and real gates.

$750,000
Golden Ocala
3430 Nw 85th Ter, Ocala, FL 34482 - realtor.com(R) (https://www.realtor.com/realestateandhomes-detail/3430-NW-85th-Ter_Ocala_FL_34482_M66804-10345)

$539,000
Country Club of Ocala
1705 Se 73rd Pl, Ocala, FL 34480 - realtor.com(R) (https://www.realtor.com/realestateandhomes-detail/1705-SE-73rd-Pl_Ocala_FL_34480_M58794-59435)

Go for it.

[JSR22]

Personally, if I was going to spend upper six figures or more than $1 million for a home I would buy something in Golden Ocala or Country Club of Ocala, where you get true private country club experience, superior golf course quality, custom built quality, and real gates.

$750,000
Golden Ocala
3430 Nw 85th Ter, Ocala, FL 34482 - realtor.com(R) (https://www.realtor.com/realestateandhomes-detail/3430-NW-85th-Ter_Ocala_FL_34482_M66804-10345)

$539,000
Country Club of Ocala
1705 Se 73rd Pl, Ocala, FL 34480 - realtor.com(R) (https://www.realtor.com/realestateandhomes-detail/1705-SE-73rd-Pl_Ocala_FL_34480_M58794-59435)


If I was spending over a million dollars it would be in a gated community with a real country club. There are no country clubs within TV. Just restaurants adjacent to a golf course.

[manaboutown]

If I was spending over a million dollars it would be in a gated community with a real country club. There are no country clubs within TV. Just restaurants adjacent to a golf course.

:agree:

I would definitely go up to around $500K more or less in TV for a designer on a golf course lot, but not upwards of that. TV is definitely a great value as regards the most bang for the buck lifestylewise. No question about that, all the clubs amenities and so forth are unbeatable elsewhere IMHO.

[GoodLife]

If I was spending over a million dollars it would be in a gated community with a real country club. There are no country clubs within TV. Just restaurants adjacent to a golf course.

As I just posted, you can buy large custom built homes in nearby gated private country clubs for quite a bit less than $1 million.

The Villages is what it is, not really a gated country club but good value for your buck. Lots of activities, golf, pools etc but you are sharing all this with 100,000 plus residents.

[manaboutown]

As I just posted, you can buy large custom built homes in nearby gated private country clubs for quite a bit less than $1 million.

The Villages is what it is, not really a gated country club but good value for your buck. Lots of activities, golf, pools etc but you are sharing all this with 100,000 plus residents.

Yep!

[villagetinker]

Here is an alternative view, our lot has a road in back, and no houses. Believe it or not, we actually have lots of privacy, a little road noise, but lots of privacy, and we have a great view. Just off of the golf courses, with areas that are well maintained. The cars and carts are going by fast enough that they do not have time to look at us, I have even tried to look in while driving by, cannot do it, a passenger could, but they only get about 15 seconds, and with our landscaping they get much less. The premium for this lot was much less than a golf course view or water view, and was only a premium due to the size of the lot.

[GoodLife]

:agree:

I would definitely go up to around $500K more or less in TV for a designer on a golf course lot, but not upwards of that. TV is definitely a great value as regards the most bang for the buck lifestylewise. No question about that, all the clubs amenities and so forth are unbeatable elsewhere IMHO.

Hmmmm...For $500k you could buy the home I posted above in Country Club of Ocala, 4br 3ba, 2800 sq ft, pool, 1 acre lot on the golf course. It is an awesome course, they just redid all the greens, traps, and cart paths. Average price for designers in TV is about $300k, so at $500k you would be at an extreme position in this market.

[GoodLife]

Here is an alternative view, our lot has a road in back, and no houses. Believe it or not, we actually have lots of privacy, a little road noise, but lots of privacy, and we have a great view. Just off of the golf courses, with areas that are well maintained. The cars and carts are going by fast enough that they do not have time to look at us, I have even tried to look in while driving by, cannot do it, a passenger could, but they only get about 15 seconds, and with our landscaping they get much less. The premium for this lot was much less than a golf course view or water view, and was only a premium due to the size of the lot.

When I am here I play golf 3-4 times a week, mostly at Nancy Lopez or one of the great executive courses up here. Mostly just walk on as a single, never make tee times. Anyway, when I play I always check out all the nice homes along the fairways. I play mornings, midday, late afternoon and one thing I notice is that there is hardly ever anyone out on their lanais, enjoying the view they paid big bucks for.

[graciegirl]

When I am here I play golf 3-4 times a week, mostly at Nancy Lopez or one of the great executive courses up here. Mostly just walk on as a single, never make tee times. Anyway, when I play I always check out all the nice homes along the fairways. I play mornings, midday, late afternoon and one thing I notice is that there is hardly ever anyone out on their lanais, enjoying the view they paid big bucks for.

That is because they are playing tennis, pickleball, doing ballet, yoga, or riding their bikes..........or creating glass jewelry or doing pottery or going to a class learning some new form of art. OR....swimming or clogging or going to a class on writing or listening to a speaker. OR.......they are playing golf.

[Fraugoofy]

When I am here I play golf 3-4 times a week, mostly at Nancy Lopez or one of the great executive courses up here. Mostly just walk on as a single, never make tee times. Anyway, when I play I always check out all the nice homes along the fairways. I play mornings, midday, late afternoon and one thing I notice is that there is hardly ever anyone out on their lanais, enjoying the view they paid big bucks for.We actually up-sized to a patio villa from our home in Wisconsin. The patio villa we purchased is almost 400 square feet bigger than our northern home. So happy to spend my time enjoying things other than cooking and cleaning.. Love our patio villa on a corner lot with a ton of privacy and room for an outdoor living space and a pool someday!

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[manaboutown]

Hmmmm...For $500k you could buy the home I posted above in Country Club of Ocala, 4br 3ba, 2800 sq ft, pool, 1 acre lot on the golf course. It is an awesome course, they just redid all the greens, traps, and cart paths. Average price for designers in TV is about $300k, so at $500k you would be at an extreme position in this market.

True!

But the multiple rec centers, clubs and so on are attractive as well.

[GoodLife]

That is because they are playing tennis, pickleball, doing ballet, yoga, or riding their bikes..........or creating glass jewelry or doing pottery or going to a class learning some new form of art. OR....swimming or clogging or going to a class on writing or listening to a speaker. OR.......they are playing golf.

Right, If they are that busy with activities why did they pay extra for a view lot? Someone who pays $150k for a patio villa with a view of Morse Blvd could be doing the same. It doesn't matter to me personally what people spend their money on, just my observation that while playing golf at all times of day I see very few enjoying their lanais and the beautiful view they paid extra for.

[manaboutown]

Right, If they are that busy with activities why did they pay extra for a view lot? Someone who pays $150k for a patio villa with a view of Morse Blvd could be doing the same. It doesn't matter to me personally what people spend their money on, just my observation that while playing golf at all times of day I see very few enjoying their lanais and the beautiful view they paid extra for.

They might be paying for the privacy which is expensive to come by in TV. Personally I would not enjoy a kissing lanai unless my lanai backed onto the lanai of an attractive lady! If it backed onto the lanai of a smoker or player of loud music fugetaboutit!

[Fraugoofy]

They might be paying for the privacy which is expensive to come by in TV. Personally I would not enjoy a kissing lanai unless my lanai backed onto the lanai of an attractive lady! If it backed onto the lanai of a smoker or player of loud music fugetaboutit!But what if the attractive lady was the one playing the loud music? Would it be ok then?

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[manaboutown]

But what if the attractive lady was the one playing the loud music? Would it be ok then?

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:mademyday:

[OCsun]

I live in a villa with a beautiful golf view. Do I always sit on my lanai? No, but I enjoy it so much when I have the time.
What you may not know is that I also have an amazing view from inside of my villa. Each morning I open the blinds to see other Villagers on the golf course, enjoying their morning as much as I enjoy mine.

My home is an investment in myself which lifts my spirit everyday and is worth every penny. I realize not everyone can afford or even want to invest in such a purchase but, there is no need to knock people who do!

[dotti105]

And of course those lakes and ponds had the repairs necessary to bring them back to their desirable state.

[The Chipster]

I live right on Lake Deaton and do not find the bugs to be that bad. Plus we have a huge birdcage. The natural wetland views are spectacular, much better than a golf course IMHO.

[Hopeful2]

It never ceases to amaze me, how so many people, are so quick, to knock what the next person has. Preserve, golf course, pond/lake views - are all beautiful! However, why it it that those who don't own such a lot are the first ones to criticize and knock them down? It sounds like there's a lot of sour grapes going around.

To the OP - The value of a view lot for a designer home probably averages in the neighborhood of an additional $100,000. The value of a beautiful view and privacy . . . priceless.