Wednesday, December 18, 2019

"How are the schools here?" - Osceola County Florida Version

Osceola County Florida Schools (2019 version)

By:  Jason Braddock

Last Updated 12/17/2019

This is a dreaded question for Realtors in the field for a multitude of reasons.  First is that they may simply not know if they are good schools.  Secondly, they may not have the same definition of good as you.  Lastly and probably most importantly, for them to answer the question it may violate the Fair Housing Act, which prohibits housing discrimination based on sex, race, religion, or family/economic status.

There are tools and resources the savvy Realtor can point you toward for you to draw your own conclusions or to guide you into asking them for schools that most interested in.  If you know you want to be in a certain Elementary school zone you can ask your agent to refine your search to that area.  This has upsides and downsides.  The upside is that the agent does not have to ask you your motivations for that school zone and therefore avoid possible Fair Housing concerns.  The downsides is that it may require research and legwork on your own.

Even if you ask the Realtor to look for middle schools that are only rated as A by the state they might not know where to start.  There are several resources we like to give to our clients concerned with being in "good schools" when they inquire.  We will list them below and go into some narrative about what we have found useful on each of those websites.

At the top of our list of resources for parents to reference is the Florida Department of Education website.  This is where you will find the official data on districts and schools.  It is the primary source that we used for our analysis of schools when we moved to the area.  We have also combined some of the data provided by the state and district to easily sort possible schools for our clients to request.  We always point them back to original resources and additional websites for them to draw their own conclusions before we narrow their search.

Rather than searching for the proper link on the department of education website just click here:  http://www.fldoe.org/accountability/accountability-reporting/school-grades/
The Excel spreadsheet for schools includes every school in the state alphabetically by district then by school.  If you are not widely versed in each of the measures a school is graded on you can get quite lost.  In our humblest opinion as former educators we strongly suggest looking at the ratings for English Language Arts Achievement (column E), Mathematics Achievement (column H) and School Grade for the current year (column T).  The scores are out of 100% or a letter grade.  The closer to 100% or an A the better the students at the school did on the state assessments.  If you delete the first 4 rows in the spreadsheet you can also sort the schools by county and whether or not it is an Elementary, Middle, High School, K-8 and/or charter school pretty easily.  For the purpose of this blog post we will be focusing on the five counties that we focus on in our business (Orange, Osceola, Lake, Polk, Seminole and Brevard counties).  Again, we are not claiming that just because the school did not make our lists we mention below does not make them bad schools.  The lists below answer specific questions that do not violate Fair Housing rights as we did not consider any of the protected class data when sorting the data.

The questions that we aim to answer in this blog is:
"Which elementary schools have an A and also feed into middle schools and high schools with A or B ratings?"

In order to determine the answer to this question we downloaded the school spreadsheet from the state website above and then we had to find the feeder patterns for attendance zones for each of the counties and combine them.  We then manually highlighted the schools.  Our color coding system is as follows:  A=dark green, B=light green, C=yellow, D=orange, and F=red.  After we color-coded the feeder pattern spreadsheet we looked for the elementary schools that were dark green but fed into middle schools that were also dark green and high schools that were dark green as well.  For each district there were not many, so we also considered schools that were A-rated elementary schools but A for Middle School and B for High School or vise versa.  We also paid particular attention to high schools that had multiple middle school feeders and how each one played out.  In other words we considered if an A-rated high school had all A-rated middle schools or if one or more were B-rated or lower middle schools, and the same for the elementary schools.

Website for the 2019-2020 Osceola County Zoning/Redistricting and Feeder programs for your own reference can be found:  https://www.osceolaschools.net/departments/facilities_division/planning_services/redistricting_and_school_zoning_information

Our spreadsheet combining the state spreadsheet and the Osceola County feeder program can be found here:  https://docs.google.com/spreadsheets/d/1UDYrMEXeLNrqXsvLWQS7KarNtJ_xWFC3Kpyh2sc5uAc/edit?usp=sharing

Our analysis (based on 2019 reports) is that if you are looking for an A-rated elementary schools that feeds into A-rated middle schools and A-rated high schools you should MAY have to enroll your child into a special high school program that are open to all district students as long as they qualify (ie. NeoCity Academy, Osceola School of the Arts, or PATHS at TECO).  None of the general high schools in Osceola County received an A-rating for the 2019 school report card.  That being said we still have recommendations based on the progression from Elementary to Middle Schools that are A-rated:

1.  Narcoossee Elementary feeding into Narcoossee Middle School and then off to Harmony HS, Saint Cloud HS or even possibly to Tohopekaliga HS (more about that later).



2.  Harmony Community School feeding into the new Harmony MS then to Harmony HS.


3.  Celebration K-8 feeding into Celebration High School


Also, if you have a gifted or talented child that can qualify for a special school like the new NeoCity Academy, PATHS at TECO or the Osceola School of the Arts they are the highest ranked upper level schools in the district.  You also can be zoned for any middle or elementary school to attend.  These schools require more to get in though.  It can be a portfolio, an audition, a GPA requirement or other considerations.

Tohopekaliga High School also only has one year of data behind them and was not ranked on several indicators therefore driving their scores to the bottom of the pack in terms of high schools in the county.  They have state of the art equipment and programs.  I’m waiting to see what is in store for year 2 of this school.  The staff and administrators are top notch and super involved.

Other new schools to keep in mind moving forward include the new Michigan Avenue Elementary and Harmony Middle School that just opened and are currently unrated.

With many master planned developments on the books for the area near Neptune Rd there are new K-8 and high schools planned to open in the 2022-2023 school years.  Also, you should keep an eye out for what is happening at Neptune Middle School.  That principal is making great gains.

Just to be clear.  Just because a school does not make it on the list above does not make it a "bad school" or one we do not recommend.  As former educators we KNOW that the state assessments do NOT always tell the full picture of a school, a district and especially a teacher.  Our recommendation is to visit each of the schools websites to narrow down your list, then visit the schools and inquire about their programs specific to your children's needs.  A good way to narrow down the perfect school is to look for special programs that meet your child's interests and needs, whether that be drama, sports, robotics or whatever.

An additional warning:  Just because a listing on a website or the MLS (multiple listing service) says that a house is zoned for a specific school it is best to do your due diligence and check.  For this we prefer to go right to source.  You can call the school district to ask about where the house is slated to be zoned for next school year.  For Osceola County schools they actually have this nice little tool where you can type in the address and it will tell you the zoned schools:

Click here to use SchoolSite Locator to determine a student's school of attendance.
Click here to use BusPlanner to determine a student's busing information.

They have the current maps for each of the schools on their website as well, but they are for the 2018-19 school year and will need updated:

Click here for the 2019/2020 Attendance Zone Boundary Maps and Descriptions.


We also really like their updated Map Library for those that like colored PDFs that can be printed out as you drive around looking for a "nice neighborhood" that you like:  https://ocps.net/departments/student_enrollment/map_library



Other resources we like to triangulate data across:




    Wednesday, December 11, 2019

    Disney World Gingerbread House Comparative Market Analysis

    Walt Disney World's 2019 Gingerbread House
    Comparative Market Analysis
    By:  Jason Braddock

    Image result for disney world gingerbread house

    Each year several locations across Disney properties create a grandiose gingerbread structure.  It all started in 2009 with The Grand Floridian.  Now there are 4 huge ones at Disney World, several others in the parks, 2 in Disneyland and 1 in Disney Paris.  In this post we will not look at the grandeur of these incredible and edible works of art.  Instead we aim to put a price tag on them by totaling up the ingredients, the structural components and the hours put in by bakers as well as engineers in order to construct such good smelling decorative works of art.  Why you might ask?  It is simple, because we get to combine our love of Disney with our love of Real Estate.

    In this post you will see what it takes to make each of the structures as best as we could figure out from previous years and from other blogs.  We will also display video and photos of each of the structures.  Real estate is an active participation kind of profession, although websites such as Zillow makes you think otherwise.  Remember Zillow has never stepped a foot into your home.  That website is being monitored and controlled by robots and algorithms.  It can be accurate at times, but from experience a value of your home cannot be done by machine alone.  Many times it will undervalue or overvalue your home by tens of thousands of dollars which ends up hurting your bottom dollar in the long run.  It is a good starting place, but as mentioned in other blog posts we like to triangulate our data points.  We will dive in deeper with the triangulation of data points of regular home values in a separate post.  Luckily for us for now Zillow has not provided Z-estimates for the gingerbread houses in Disney so you will just have to trust us.  We will show you our work though.

    Most of the ingredients labeled in each of the gingerbread designs are similar as they are all made out of gingerbread after all.  For market value prices we headed to our local Publix in Orlando to price those ingredients.  Here is what we priced for this year:

    • Honey is $4.94/lb (30.88¢/oz)
    • Sugar is $1.99/4-lb bag
    • Powdered Sugar/Confectioners Sugar $0.84/lb
    • Baker's Chocolate $6/24oz ($0.25/oz)
    • All Purpose Flour $3.19/10lbs  (BOGO for 5lb bags)
    • Ground Nutmeg $3.29/2.12oz ($1.55/oz)
    • Allspice $1.99/.9oz ($2.21/oz)
    • Ground Ginger $1.99/.7oz ($2.84/oz)
    • Ground Cinnamon $1.99/2.37oz ($0.8397/oz)
    • Ground Cloves $2.99/.9oz ($3.32/oz)
    • Liquid Egg Whites already separated average $5.49/32oz or 2lbs ($0.1716/oz or $2.745/lb)
    • Whole Eggs $1.76/dozen ($0.1467/egg)
    • Vanilla Icing $3/32oz ($0.0938/oz or $1.50/lb)
    • Ammonium Carbonate $9.99/2.7oz on Amazon
    • Dark Rye Flour $10.95/3lbs on Amazon
    • Light Rye Flour $10.95/3lbs on Amazon
    • Cream of Tartar $13.99/1.5lbs on Amazon
    • Fondant $7.69/2lbs on Amazon
    • Modeling Chocolate $14.99/lb at Michaels
    • Simple Syrup $6.59/gallon
    • Apricot Glaze $13.49/9.5lbs on Amazon
    • Corriander $7/1.25oz at Target
    • Cardamom spice $6.86/2.72oz at Walmart
    • Ground Anise $2.59/7oz on Amazon
    • Ground Mace $14.49/16oz on Amazon
    Gingerbread Spice incredients (Assumption):
    7.5 tsp Ground Cinnamon = 1.25 oz $1.94/mix
    2 tsp Ground Cloves = .67 oz  $2.21/mix
    .5 tsp ground allspice = .0833oz   $0.18/mix
    .5 tsp ground coriander = .0833oz  $0.47/mix
    .5 tsp ground green cardamom =.0833 oz $0.21/mix
    .5 tsp ground ginger = .0833oz   $0.24/mix
    .5 tsp ground star anise =.0833oz $0.03/mix
    .25 tsp ground mace .04166oz $0.075/mix
    .25 tsp ground nutmeg .04166oz  $0.39/mix
    total of 2.42oz/mix $5.75/mix
    $38/lb of spice mix

    Image result for wilderness lodge gingerbread

    Wilderness Lodge (newest display)
    Chef Keith Hiner
    144lbs Honey $711.36
    100lbs flour $31.90
    40 eggs $5.87
    20lbs egg whites $109.80
    48lbs powedered sugar $40.32
    150lbs sugar $74.63
    30lbs almond paste $225
    20lbs molding chocolate $300
    40lbs fondant $153.80
    Pixie Dust and Magic (total guess on work since it was not stated how many hours was taken to bake, decorate and construct) = $13,347.32 (about 660 hours estimated)
    Total Cost Estimate = $15,000 
    Number of Hidden Mickey's = 5
    Image result for contemporary gingerbread
    The Contemporary (replica of Cinderella's Castle)
    Chef Jeff Barnes
    657lbs of sugar $335.82
    423lbs honey  $2089.62
    388lbs flour $123.77
    26lbs spices $988
    119 eggs$17.46
    38lbs modeling chocolate $569.62
    47lbs rolled fondant $180.72
    57lbs of royal icing $85.50 
    10 days to assemble from a team of 39 Contemporary Bakery Cast Members = $59,000 (estimate based on a annual salary of $58,000 as reported by Paysa https://www.paysa.com/salaries/walt-disney-world--baker)
    Total estimated Cost:  $63,390.51 
    Fun Facts:18.5ft high by 25.33ft wide
    5,000 gingerbread shingles and Mickey peppermint swirls
    10 Hidden Frozen and "It's a Small World" symbols, 9 Hidden Mickey's

    Image result for beach club gingerbread carousel
    The Beach Club (Gingerbread Carousel - 20th anniversary)

    100lbs of honey  $494
    300lbs of flour $95.70
    100lbs of eggs $14.67
    10lbs of spices $380
    10lbs of simple syrup $8.24
    100lbs of icing $150
    10qts of egg whites $54.90
    100lbs of confectioner's sugar $84
    50lbs of dark chocolate $200
    50lbs of modeling chocolate $749.50
    200 gum paste flowers $100 
    Lots of enthusiasm, energy, and talent  (total guess of  1122 hours of work $22,669)
    Estimated Total Cost = $25,000
    Hidden Mickey's = 20 found
    2019 pieces of gingerbread
    Image result for boardwalk inn gingerbread
    Disney's Boardwalk Resort (Boardwalk Bakery gingerbread replica)
    42 gallons of honey (5376oz) $1660.11
    364lbs Whole Rye Flour $1328.60
    364lbs Light Rye Flour $1328.60
    336 Eggs $49.29
    10.5lbs of Ammonium Carbonate $621.60
    336lbs of Bread Flour $107.18
    21.16lbs of Lebkuchen (gingerbread spice) $804.08
    6 gallons of egg whites $65.88
    60lbs of powered sugar $50.40
    .75lbs of cream of tartar $6.99
    280lbs of Granulated Sugar $139.30
    40lbs of Fondant $180.72
     Estimated amount of work 676 hours of work (guess) = $13,656.61
    Total Estimated Cost:  $20,000 
    25 Hidden Mickeys

    Image result for grand floridian gingerbread house
    The Grand Floridian
    400 hours for chefs $8,080
    150 hours of decorating $3,030 
    3 weeks to assemble = $85,000 
    Grand Floridian bakery (2 months, 840 hours of labor) = $16,968 
    1050lbs of honey $5187
    800lbs of flour $255.20
    600lbs of chocolate $2400
    600lbs of powdered sugar $504
    140 pints of egg whites $384.30
    35lbs of spices $1330
    180lbs of apricot glaze $255.60
    lots of creativity, Disney Magic and Pixie Dust
    Structure includes:
    1000 board feet of trim = $803.75
    60 sheets of plywood = $705
    40 window panes = $307.20
    Food Cost = $10,316.15,  Structure Cost = $1815.95  
     Total Estimated Cost:  $125,000
    16 feet high by 17 feet wide
    80 sq ft of retail space
    100 sq ft of display
     3 weeks to assemble
    5,089 shingles 
    I do NOT claim the prices listed above are accurate by any means.  The math behind the ingredients is solid and priced based on what I could buy in Publix or on Amazon.  The actual cost of the hours it takes to bake and construct each gingerbread display are estimates based on what we found on the internet and on the individual signs at each display coupled with the average hourly rate of $20.20 for a Disney baker as reported on Paysa and Glassdoor.  Also, I am not a licensed appraiser, especially when it comes to appraising gingerbread structures.

    These prices above are clearly not appraisals by any nature.  It would be my personal opinion on what it would take to reconstruct such a structure.  As these are unique structures and replicated each year it is hard to even give a comparative market analysis for them.  The closest comparable properties could be those found in Disneyland and Disneyland Paris this year.  If any of my counterparts (partner Realtors) in those parks would like to use my work above on prices to calculate estimated costs for your gingerbread displays it would be greatly appreciated.

    If you would like more information on these and other gingerbread displays we recommend you to check out one of the following blogs:



    IF ANYONE WORKS FOR DISNEY WOULD LIKE TO SHARE THE ACTUAL NUMBERS FOR US TO COMPARE MY WORK AGAINST ACTUAL NUMBERS IT WOULD BE GREATLY APPRECIATED.  WONDERING MINDS WOULD LIKE TO KNOW.

    As always if you need a comparative market analysis for your home (doesn't matter where in the world you live) please reach out to our team of experts:


    The Braddock Team with Robert Slack, LLC

    • The only Disney World Junkie Realtor® sponsor
    • One of 54 Agents of Excellence Members creating a unique Disney inspired real estate experience
    • Personally serving Central Florida, representing the #1 Team in Florida 2 years in a row

    Call or text us 407-603-5282
    Call or text us 330-235-3207
    Email us at TheBraddockTeam@gmail.com
    Message us on Facebook:  http://m.me/TheBraddockTeam
    Visit our website: http://www.TheBraddockTeam.com
    Image result for fair housing logo mls realtor

    Monday, November 25, 2019

    "How are the schools here?" - Orange County Florida Version

    Orange County Florida Schools (2019 version)

    By:  Jason Braddock

    Last Updated 12/11/2019

    This is a dreaded question for Realtors in the field for a multitude of reasons.  First is that they may simply not know if they are good schools.  Secondly, they may not have the same definition of good as you.  Lastly and probably most importantly, for them to answer the question it may violate the Fair Housing Act, which prohibits housing discrimination based on sex, race, religion, or family/economic status.

    There are tools and resources the savvy Realtor can point you toward for you to draw your own conclusions or to guide you into asking them for schools that most interested in.  If you know you want to be in a certain Elementary school zone you can ask your agent to refine your search to that area.  This has upsides and downsides.  The upside is that the agent does not have to ask you your motivations for that school zone and therefore avoid possible Fair Housing concerns.  The downsides is that it may require research and legwork on your own.

    Even if you ask the Realtor to look for middle schools that are only rated as A by the state they might not know where to start.  There are several resources we like to give to our clients concerned with being in "good schools" when they inquire.  We will list them below and go into some narrative about what we have found useful on each of those websites.

    At the top of our list of resources for parents to reference is the Florida Department of Education website.  This is where you will find the official data on districts and schools.  It is the primary source that we used for our analysis of schools when we moved to the area.  We have also combined some of the data provided by the state and district to easily sort possible schools for our clients to request.  We always point them back to original resources and additional websites for them to draw their own conclusions before we narrow their search.

    Rather than searching for the proper link on the department of education website just click here:  http://www.fldoe.org/accountability/accountability-reporting/school-grades/
    The Excel spreadsheet for schools includes every school in the state alphabetically by district then by school.  If you are not widely versed in each of the measures a school is graded on you can get quite lost.  In our humblest opinion as former educators we strongly suggest looking at the ratings for English Language Arts Achievement (column E), Mathematics Achievement (column H) and School Grade for the current year (column T).  The scores are out of 100% or a letter grade.  The closer to 100% or an A the better the students at the school did on the state assessments.  If you delete the first 4 rows in the spreadsheet you can also sort the schools by county and whether or not it is an Elementary, Middle, High School, K-8 and/or charter school pretty easily.  For the purpose of this blog post we will be focusing on the five counties that we focus on in our business (Orange, Osceola, Lake, Polk, Seminole and Brevard counties).  Again, we are not claiming that just because the school did not make our lists we mention below does not make them bad schools.  The lists below answer specific questions that do not violate Fair Housing rights as we did not consider any of the protected class data when sorting the data.

    The questions that we aim to answer in this blog is:
    "Which elementary schools have an A and also feed into middle schools and high schools with A or B ratings?"

    In order to determine the answer to this question we downloaded the school spreadsheet from the state website above and then we had to find the feeder patterns for attendance zones for each of the counties and combine them.  We then manually highlighted the schools.  Our color coding system is as follows:  A=dark green, B=light green, C=yellow, D=orange, and F=red.  After we color-coded the feeder pattern spreadsheet we looked for the elementary schools that were dark green but fed into middle schools that were also dark green and high schools that were dark green as well.  For each district there were not many, so we also considered schools that were A-rated elementary schools but A for Middle School and B for High School or vise versa.  We also paid particular attention to high schools that had multiple middle school feeders and how each one played out.  In other words we considered if an A-rated high school had all A-rated middle schools or if one or more were B-rated or lower middle schools, and the same for the elementary schools.

    Website for the 2019-2020 Orange County Feeder programs for your own reference can be found:  https://www.ocps.net/UserFiles/Servers/Server_54619/File/Departments/Student%20Enrollment/Demographics/HighMiddleElemFeederPattern1920.pdf

    Our spreadsheet combining the state spreadsheet and the Orange County feeder program can be found here:  https://docs.google.com/spreadsheets/d/1UDYrMEXeLNrqXsvLWQS7KarNtJ_xWFC3Kpyh2sc5uAc/edit?usp=sharing

    Our analysis (based on 2019 reports) is that if you are looking for elementary schools that feed into A-rated middle schools and A-rated high schools you should look into:
    1.  Moss Park, Sun Blaze, Eagle Creek, Laureate Park, and Northlake Park Elementary schools (Lake Nona HS zone) - ALL of there schools scored overall A's for the previous school year.


    2.  Avalon, Camelot, Sunrise and Timber Lakes elementary schools (Timber Creek HS zone) - both middle schools & 4 of the six elementary schools and both middle schools were also A-rated as well as the high school.


    3.  Boone HS - this high school is fed by 3 K-8 schools and 3 middle schools.  The Blankner K-8 school is A-rated for both elementary and middle school grades as well is Boone HS despite having B and C-rated middle school feeder programs.



    Our other contenders (A-rated Elementary with an A-rated middle school and B-rated high school; or an A-rated Elementary with a B-rated middle school and an A-rated high school):
    1.  Audubon Park K-8 or Dommerich Elementary schools feeding into Maitland Middle school and eventually on to B-rated high school Edgewater


    2.  Camelot feeding into Timber Springs Middle School and Wedgefield K-8 School feeding into East River HS.


    3.  Sandlake and Dr. Phillips elementary schools feeding into Southwest Middle School and eventually into Dr. Phillips High School.


    4.  Endeavor, John Young and West Creek elementary schools feeding into Hunter's Creek Middle School and eventually onto Freedom High School.


    5.  Palm Lake, Windermere, and Windy Ridge elementary schools feeding into Chain of Lakes Middle School and then finally into Olympia High School


    6.  Andover Elementary School feeding into Odyssey Middle School and then into University High School.



    Just to be clear.  Just because a school does not make it on the list above does not make it a "bad school" or one we do not recommend.  As former educators we KNOW that the state assessments do NOT always tell the full picture of a school, a district and especially a teacher.  Our recommendation is to visit each of the schools websites to narrow down your list, then visit the schools and inquire about their programs specific to your children's needs.  A good way to narrow down the perfect school is to look for special programs that meet your child's interests and needs, whether that be drama, sports, robotics or whatever.

    An additional warning:  Just because a listing on a website or the MLS (multiple listing service) says that a house is zoned for a specific school it is best to do your due diligence and check.  For this we prefer to go right to source.  You can call the school district to ask about where the house is slated to be zoned for next school year.  For Orange County schools they actually have this nice little tool where you can type in the address and it will tell you the zoned schools:  http://ocps.maps.arcgis.com/apps/webappviewer/index.html?id=0d188ddceece48afbf6083baa1d4f1da

    They have the current maps for each of the schools on their website as well, but they are for the 2018-19 school year and will need updated:  https://ocps.net/departments/student_enrollment/school_attendance_zone_maps


    We also really like their updated Map Library for those that like colored PDFs that can be printed out as you drive around looking for a "nice neighborhood" that you like:  https://ocps.net/departments/student_enrollment/map_library



    Other resources we like to triangulate data across: