No room for your Lamborghini or Porsche? There's a condo for that

Naples Realtor Phil Pugh has become an expert on luxury car storage in Southwest Florida.

Some developers like to call their storage garages "man caves" — designing them more as hangouts.  But Pugh doesn't describe them that way — at least not any of the projects his consulting and real estate firm, Pugh Realty Group, has been involved with over the past few years. 

"These are no man caves," he said. "These are just luxury storage units. Very nice."

Developers have tapped Pugh as a consultant on three projects. One of the projects, My Other Place, has sold out; another, Vehicle Fortress, is moving to phase two of construction; and the other, Naples Motor Condos, is nearing its grand opening.

The trio of projects aren't the only ones that have popped out of the ground in Southwest Florida to meet the growing demand for high-end car storage.

A handful of other car condos are in various stages of construction from Naples to Fort Myers to Cape Coral, including: Ultimate Garages, Island Storage Suites and The Caves.

A few ventures that seemed promising have run out of gas. They include The Vault near the Naples Municipal Airport and Premier Auto Suites, once planned for the northeast corner of Livingston and Radio roads in East Naples

The developers behind The Vault planned a building with 20,000 square feet of space for storing luxury cars, offering around-the-clock security and a concierge service — everything from hand-detailing to long-distance transportation logistics. However, Nick Garulay said his partner sold the building and the new owners veered in a new direction.

Garulay said he was "out from under the business before it could even open." 

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Premier Auto Suites came to a screeching halt when Collier County commissioners rejected developer Mike Werchek's plans to build a classy home for classy cars. 

Although it's a concept he believes in, Pugh said not everyone has the right formula,  including the right location, to make it work. Putting together the right project can be a little like trying to solve the Rubik's Cube, he said.

"One in every five phone calls I get is from someone who wants to do something like this," he said. "I get calls from developers contractors, architects. They are curious about the business, the concept."  

My Other Place

The first project Phil Pugh got involved with — My Other Place, off Old 41 Road in North Naples — recently sold out in its third and final phase. Prices for the units averaged $230,000.

Begun about four years ago, the development has 66 units spanning 1,000 to 1,100 square feet with 14 foot garage doors that open with the press of a button on a remote control.

The condos have air conditioning and security cameras, as well as features such as water and sewer hookups and cable and internet connections. For an extra charge, some buyers added mezzanine-style lofts and bathrooms.

My Other Place took a few years to build out, as it was a first of its kind in Southwest Florida, Pugh said.

"I've sort of been the pioneer," he said.

Since My Other Place sold out, Pugh has turned his full attention to Vehicle Fortress and Naples Motor Condos. He helped the developers with the designs for those projects to better meet buyer demands — and he is the sales agent for both.

At the Vehicle Fortress, along Interstate 75 near Southwest Florida International Airport, the first 35 units sold out and another 35 are under construction. Unit prices average $140,000.

Vehicle Fortress has sold out its first phase. A second and third phase are planned.

In the next phase, units will range from 900 square feet to 1,100 square feet. They will be 50 feet deep, with doors 14 to 16 feet wide.

The gated development is monitored by security cameras and there's an 8-foot-high perimeter fence. Amenities include washing bays for vehicles of all kinds. There are even showers, washing machines and dryers.

Units have motorized and insulated garage doors and 20-foot-high ceilings.

"As times goes on, the prices have gone up," Pugh said. "It's nice to see that all of the owners have seen appreciation in their investments." 

Developer Rick Kohn, a part-time Naples resident from Boston, took over Vehicle Fortress about four years ago after the previous owner lost it to the bank. The original developer rented out the units and targeted owners of recreation vehicles, or RVs. 

All of the rentals — 46 units in three buildings — have sold out. The next phase, which is expected to be completed by next summer, will double the number of buildings.

A third phase will follow with a total of 152 units planned in nine buildings, Kohn said.

"Really they are built for owners," he said. "They are built for a lifetime. I would say they are almost indestructible. At least, the last storms have helped prove that out."

Vehicle Fortress in Fort Myers is doing so well that the developer has purchased more land next door to build even more vehicle condos.

About 75 percent of the buyers at Vehicle Fortress are RV owners because of the width and height of the units and the layout of the development, which includes 65-foot aisles for easier maneuvering. There are also 50-amp RV electrical outlets in every storage unit.

Kohn, a real estate developer for more than 20 years, is so confident in the project that he recently purchased 7½ acres next to Vehicle Fortress to build another 150 units. He said the location near Southwest Florida International Airport can't be beat. 

"I think all these properties, which are within a few miles of the airport, will be a good investment, both for the developer and for the owners of the condos," Kohn said. "There will always be a resale market."

Buyers are a mix of year-round and seasonal residents, he said.

Asked about the most unique vehicle stored at the development, Kohn answered almost instantly — a helicopter.

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Another Place

Naples Motor Condos, has seen strong interest too, with almost all of the first 26 units sold.

A second phase is underway, with workers scrambling like ants to prepare the site for three more buildings.

Naples Motor Condos is off Livingston Road, near Pine Ridge Road. Sales started about five months ago and most buyers are car collectors living within a 5-mile radius, Pugh said.

Prices start at $229,000. 

The condos come with restrictions, which Pugh describes in a word as "reasonable." 

"There are restrictions, but fair restrictions," Pugh said. "You can't run your business out of there. You can't live there."

A worker paints one of the Naples Motor Condos being built Wednesday, October 10, 2018, on Livingston Road in East Naples.

Buyers can rent their units out to others, but Pugh said usually they won't in developments like this one.

"I wish more people would," he said. "I get lots of phone calls to rent."

Like the other projects he has been involved with, Naples Motor Condos offers air-conditioned units, with security lights and cameras. This one is concrete and steel construction, unlike some of the others.

There are sprinkler systems throughout. Units have cable and internet connections, interior plumbing hookups, insulated walls and ceilings and 14-foot-high, heavy-duty motorized doors.

Condos range in size from 1,000 to 1,250 square feet, with 20-foot ceilings. There are 54-foot aisles for easy maneuvering of motor homes, as well as 50-amp RV electrical outlets in each unit.

Lofts and bathrooms can be added for extra storage and convenience for an extra cost, but Pugh promises there won't be a party atmosphere.

"It's quiet," he said. "It's comfortable. Party, hangout? It doesn't occur here."

Every condo will have windows to bring in the natural light, giving a warmer feel than the standard storage unit.

Tom Taylor, the developer of Naples Motor Condos, wrote this message for potential buyers:

"When I initially envisioned this project I wanted it to be the 'premier' motor condominium project in Southwest Florida. I wanted to include natural lighting, high bay ceilings and construction techniques that were better than other projects that were already in Southwest Florida, or any that may enter the market."

Taylor has developed a few properties in the Naples area since relocating here in 1984. He has a background in civil engineering but said he always has been "somewhat of a car guy."

"I'm a car enthusiast too," he said. "I will be keeping a unit there for my vehicles."

The project will have 48 units. The developer Tom Taylor expects to sell out the first phase before Christmas, with six units remaining.

The high-profile location, next to Kensington Golf & Country Club, has helped draw buyers.

"I'm very happy with our location," Taylor said. "I think it's got great exposure there on Livingston Road. I think the neighbors have been happy with what's going on there."

Several buyers have purchased two units to make more room for their toys — although multiple cars can be stored in one unit with the use of lifts.

One condo buyer has several electric cars, including one of the first built by Tesla and SpaceX founder Elon Musk.

Aerial view of Naples Motor Condos site.

'Special cars'

Douglas Caldwell, a part-time Naples resident, purchased a unit at Naples Motor Condos for what he describes as his "special cars," or cars he has purchased to fix up as a hobby. He sees the purchase as a good financial investment and as a way to provide the ideal conditions for his cars.

"You don't want rusting," he said. "You don't want too much moisture. You want a sort of controlled climate. That's not readily available." 

In Canada, Caldwell owns a commercial building, where he can safely store some of his cars, but he doesn't have the same luxury in Naples. He lives in a condo, where parking is limited. 

Caldwell, 80, said he is looking forward to meeting like-minded car enthusiasts, building friendships with fellow condo owners and showing off his cars with pride to others who will appreciate their character in Naples.

"In some ways, having a small collection is a reflection of your life and your interests and maybe your success," he said.

Besides his involvement in real estate, Caldwell owns several businesses in central Canada, including nine radio stations. 

What cars will he put in his car condo first: his latest purchase, a 1949 Chrysler Woody, and a 2000 Jaguar.

"I think buying, frankly, takes some courage, some risk," Caldwell said of his decision to purchase a unit at Naples Motor Condos. "Like will the location work out?  Or will something go wrong? Will you end up with a really nasty neighbor? But with condo living, we've kind of learned how to get along with close neighbors, and actually strike up a friendship."

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Ultimate Garages

Jim Buonavolonta, a former cardiologist who has loved cars since he was a little boy, is the creator of Ultimate Garages in East Naples. 

The project is under construction and expected to open by early 2019. It's off Terrace Avenue, just behind the new Porsche dealership near the corner of Airport-Pulling Road and Davis Boulevard.

Buonavolonta is a car lover— and especially loves the Ferrari brand. His concept is a bit different because he is creating a club atmosphere to go with his storage project, which is designed solely for exotic and classic cars.

Cars line up for the groundbreaking of Ultimate Garages in Naples, which promises to bring exotic and classic car storage in Naples to the next level.

The development will offer car-themed events, concierge services and a club membership. 

Concierge services will include arranging for the sale or purchase of vehicles, assisting with off-site mechanic work and scheduling maid services for units. 

"I wanted something quite unique," Buonavolonta said. "I know there are other storage facilities, but my goal was to provide a car enthusiast-centered place. I look at it as for car enthusiasts, by car enthusiasts."

Also, the condos are available for sale or lease, which makes the project different from many of its competitors.

Anyone who rents or leases a condo can become members of Ultimate Garage's social club at no cost, but the club will also be open to outsiders, who will have to pay an annual  fee to join. The fee is still to be determined, Buonavolonta said.

Club membership will be limited to 200.

Buonavolonta envisions having race-day events at the development, where clients and other club members can come in and watch Formula 1, IndyCar, NASCAR and other professional competitions and attend social events such as Cars and Canines, where clients can bring in their pets and walk through a historical display of Corvettes in the private courtyard.

Ultimate Garages in Naples is under construction. It promises to bring exotic and classic car storage in Naples to the next level.

"A large part of what I wanted to do is to give back to the community, to tie in children's charity events," Buonavolonta said.

Ultimate Garages will create fundraising opportunities to assist children’s charities such as Big Brothers Big Sisters, The Salvation Army Fran Cohen Youth Center, Make-A-Wish Foundation and Cardiac Kids Foundation of Florida. Children will get to ride in rare automobiles. Money will be raised for scholarships and the children’s medical needs.

The development will offer 17 garage suites with lofts, along with individual spaces for storage on the top floor of the building. It will include an upscale social room for  gatherings.

The three-story building, with 58,000 square feet of space, will be hurricane-rated, fire-resistant and climate-controlled, with a gate and an on-site manager. The video security system will include more than 30 cameras.

"It's not multi-use storage," Buonavolonta said. "There are no RVs. There are no boats." 

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Ultimate Garages in Naples is under construction. It promises to bring exotic and classic car storage in Naples to the next level.

If spaces are available, they will be rented out in times of need, such as when hurricanes are threatening, or owners will be away from home and want a secure place to put their vehicles while they're gone, he said. The project offers storage 30 feet above sea level.

"Everyone is welcome: man, woman, families," Buonavolonta said. "This is not a man cave. No one is excluded."  

Now that he has sold his medical practice and retired as a cardiologist, Buonavolonta said he is looking forward to spending more time with car enthusiasts through his new venture, visiting his sons who are away at college and learning to race cars at Ferrari driving school.

"I would like to participate in the Ferrari Challenge Series — one day," he said. "I've loved Ferraris since I was a child." 

Island Storage Suites

Scott Allan, the developer of Island Storage Suites in Fort Myers, doesn't shy away away from the words "man cave," using it in the marketing for his project.

At his development the first phase of two buildings, each with 12 units, is almost complete. 

Most of the units have been sold to car enthusiasts, a few of whom plan to put theaters and wet bars in their lofts for entertaining guests, Allan said.

"My clients typically come from within a 5-mile radius, so they are pretty close," he said. "I would say half of them are snowbirds."

The starting price for his condos is $199,900. They range in size from 1,100 square feet to 1,750 square feet. 

Units include individual utility connections, 125-amp electric, Category 5 hurricane wiring-cable, stubbed-out plumbing for optional restrooms, showers and mezzanines, as well as wall LED strip lighting and oversized ceiling fans.

Shared amenities include, a high-pressure wash bay, commercial-grade vacuum system, RV and boat flush, surveillance cameras and a security gate at the entrance.

The development is at 10950 Old South Way, off Pine Ridge Road.

Allan designed the project three years ago, then searched for the right place to put it, to reach the more affluent crowd, he said.

"Word has traveled pretty quickly lately," Allan said. "We did get a lot of our sales from word of mouth and a couple of newspaper ads and they ended up selling quickly."

The development sits on 9 acres. A second phase, soon to be under construction, will add another 24 units in two buildings. An additional 16 units are planned in a third phase.

"We had a bit of a lull this summer, which is typical for real estate," Allan said. "We expect a strong season this year."

Pricing is expected to increase in future phases.

Allan, president of Allan Development Group, has been involved in commercial and residential development in the Fort Myers area since 2013, but this is his first car storage project.

The Caves

The Caves in Cape Coral will be a smaller luxury-car storage project with 10 customizable units. Six of them have been reserved.

Construction is expected to start later this month once the permit is in hand, said Kevin Cloutier, an agent with Priceless Realty in Cape Coral, who is working on the project with local developer John Ringland.

The units will be built at 4335 SW 9th Place, off Skyline Boulevard, near the Home Depot off Veterans Parkway.

"It was an already approved project, so it's not as long a wait with the city," he said.

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Many car enthusiasts have shown interest in the project, but they want to see a finished unit first, so they haven't purchased, Cloutier said.

Still, he said, he's not concerned about selling the last four units and he's already looking to partner on another car condo project.

"We are actually looking for the next spot for the next one," he said. "It's going to be in Southwest Florida. I don't know if it will be in Cape Coral or not. We may look at Naples or Bonita Springs or Punta Gorda or Port Charlotte."  

Owners at The Cave will get a space with a concrete floor, fire sprinklers, WiFi, Cable TV and utility hookups.

All garages will have high ceilings to accommodate lofts that can be highly personalized.

Prices at The Caves start at about $173,000, without a loft. The standard price is closer to $232,000 for a larger condo with a loft, not customized. Customization could include such upgrades as adding a wet bar, hanging a flat-screen TV and installing fancy flooring on the mezzanine floor.

Designed at 1,200 to 1,550 square feet, the units are about the same size as a small home, including the loft.

Some of the condo buyers are seasonal residents, including one from as far away as Norway, Cloutier said.

The first buyer was a woman. That led to a name change for the project,  which originally was dubbed Man Caves of Cape Coral.

Cloutier expects the project will be ready for occupancy by April.

All of the buyers have purchased one unit, although some have inquired about buying more than one, Cloutier said. 

"We have a local bank that offered all of our buyers financing, but they are all cash buyers so far," he said. 

A car collector himself, Cloutier built a customized man cave in his own garage at his North Fort Myers home, which fits up to five cars. If he hadn't built his own cave, he probably would have been the first in line to purchase a unit at The Caves. 

Everywhere they have been built, he said, upscale car storage garages have been a big hit.