Top Adding - Real Estate

For many Florida real estate investors, private or gated communities have been a good place to invest. They offer more amenities and are extensively hyped with classy marketing collateral

According to USFDA, a combination product is one composed of any combination of a drug and device; biological product and device; drug and biological product

. In the recently active Florida real estate market, pre-release lotteries often determined who was in the game. But investing in lots in a private community exposes speculators to additi

; or drug, device, and biological product and fixed dose combination would include two or more combinations of drug.

Examples of combination products may in

onal risks. Association fees, deed restrictions, and club memberships will increase carrying costs and can reduce selling flexibility.

Non-Ad Valorem assessments: Privat

lude drug-coated devices, drugs packaged with delivery devices in medical kits, and drugs and devices packaged separately but intended to be used together.

e communities typically have Homeowners Associations and Community Development Districts (CDD). They are responsible for architectural integrity, enforcing Codicils, Conditions, and Restr

here is enormous increase in the number of combination products entering the market in the recent years. Combination products have proven advantages but fixe

ictions (CCRs), security, common area and community center maintenance and operations. They assess each property owner equally for the costs associated with these activities. These are ca

d dose combinations are still in the process of convincing regulatory authority on their advantages over the single ingredient formulations.

Combination pro

lled Non-Ad Valorem assessments because they are not based on real estate values. Assessments are in addition to real estate taxes.

In Flagler County, FL, the fastest growing county in t

ucts have become life saving products for the pharmaceutical companies who doesn’t have many innovative molecules in their product pipeline and have been inc

he U.S. for the last five years, the typical annual private community assessment is between $1,400 and $2,000 per year. In Palm Coast Plantation, a gated community in Flagler County, the

easingly used in the product life cycle management. Even the companies having product patents are trying to extend their product life cycle through the combi

annual assessment was approximately $600 per year when lots were first offered for sale in 2001. But when the developer relinquished control of the Homeowners Association to the residents

nation products and maximize the revenues. But the companies involved in this practice are overlooking that they are burdening the patients both economically

in mid 2006 it was discovered that the developer had been subsidizing the association. To make up the shortfall, the homeowners association found it necessary to increase the annual asse

and physically. They need to rightly judge the benefits of the combination products and they have to even look at the risks involved when combining the produ

ssment to over $1,400.

Making some basic assumptions on commission, closing costs, down payment, and carrying costs, the buyer of a $255,000 lot in Grand Haven, another Flagler community

ts. Some of the combination products were well accepted by physicians while others suffered. Companies involved in development of combination products are fi

developed by LandMar in Palm Coast, would have to sell the property for approximately $325,000 to break even (net) after two years. To do this, the property value must i

ding difficulty in defining their combination products and facing various challenges from selecting a combination to marketing it.

Following aspects would a

ncrease by 13 per cent annually. Each additional year adds about $20,000 to the cost basis. And lots, unlike dwellings, can't be rented to offset carrying costs.

Build-out Requir

dd to the challenges in developing combination products:

Which markets to tap where the combination products can do fairly well?
Which combination prod

ements -- Another factor often overlooked by novice speculators is the common practice of having build-out requirements in the CCRs of planned communities. Most speculators plan

cts are meaningful and rational?
Which therapeutic categories to select?
Which Combinations can address unmet needs of the patients?
Do combin

to flip their lot investment soon, so a three or four-year build-out requirement is perceived as inconsequential. But, if the market sags, the upcoming requirement to build can loom large

tions increase the patient compliance?
What would be the developing cost?
How to tackle the risks encountered during combination product developmen

, placing additional pressure to sell while, at the same time, limiting the potential buyer pool to those willing to commence construction immediately. When one developer sold lots in a n

t?

As combination products don't fit into the traditional categories of drugs, medical devices, or biological products, the USFDA is in the process of devel

ew section of a successful gated community, they required buyers to close 18 months before roads and other infrastructure were in place. By the time potential buyers could actually visit

ping new procedures for reviewing their safety, efficacy and quality.

Professional from academic institutions, pharmaceutical industries, health care indust

the lot, only 2 ? years remained in the build-out time frame.

Club memberships -- Most gated communities offer one or more featured amenities on an a la carte basis - no

y and representatives from various regulatory agencies are working out to design the regulatory requirements for manufacture and sale of combination products

t included in the annual assessment. Examples are memberships to golf, tennis, or beach clubs. Typically, those buying property directly from the developer are offered a finite time perio

.

As there is an increasing trend of the combination products companies manufacturing such products should be able to tackle the problems involved in the de

d after the original purchase to exercise their membership option. If the enrollment period lapses, future membership may not be available, reducing the property value. Buying a membershi

elopment. They need to be wiser in analyzing the market trends and the regulatory requirements.

Companies that provide selfless information through particip

p to protect the value and future saleability of a lot could require a large additional investment (membership initiation fee) plus substantial monthly dues which increase carrying costs.

tion in industry events and feedback to regulatory authorities would be able to face the challenges and will be successful in developing combination products

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