Dear Friends,

Welcome to our Miami Beach Real Estate Blog. We are always looking for input so if you have any questions or comments we would welcome them.  We strive to get only to give the best to our community.  Look forward to hearing from you soon.   


Take Care,

Dec. 12, 2018

Shocker: People Like Real Grass Along Brickell Ave

It appears that if enough people complain, anything can get done and that's certainly the case when it comes to the debate over artificial and real turf along Brickell Ave.Shocker: People Like Real Grass Along Brickell Ave

Back in October, the city replaced all of the real grass with artificial turf. The grass along the avenues of Brickell, one of Miami's iconic roadways was replaced with a carpet of artificial turf. This synthetic grass was glued with an adhesive to the concrete slabs on top of the soil. I will say, it was one of the tachy us moves the city has ever done. This $230,000 project is designed to save maintenance expenses and beautify these bare patches underneath shade trees, but the residents of Brickell absolutely detested this "improvement". Most residents thought it was the stupidest and tackiest project the city has come up with to date. Well, enough people protested and it looks like the city listened.

One of the biggest issues was that residents say the fake grass creates a smell when dog urine and uncollected feces cannot decompose into the ground. It certainly makes sense. That's the last thing you want to see walking by Brickell Avenue.

Well, the artificial turf or is officially over. Real grass will again replace the fake grass… That replaced the real grass originally. The mayor ordered the removal of the synthetic grass that was installed on the swells of Brickell Avenue and Brickell Bay Drive. Originally installed by Easy Grass to the tune of $230,000, has now been hired to remove it and the concrete slabs it's going to and replant with topsoil and sod. One of the best things is that Easy Grass will do the restoration at no additional charge saving the city thousands of dollars.

The mayor and Commissioner Ken Russell met with residents after several weeks of protests with signs saying "No Fake Grass on Brickell". The mayor agreed that in theory it was a well-intentioned idea but the outcome was certainly not expected. It doesn't matter if it beautifies the area if the objective of making citizens happy goes by the wayside. Once it became apparent that residents of Brickell were not happy with the project, the mayor's responsibility was to figure it out and fix it.

Beautifying the bald and patchy swales along Brickell with real grass or landscaping and paying maintenance expenses would've cost just as much as the fake grass. They are now prepared for the upkeep. [Source]

Dec. 4, 2018

Luxury Real Estate Buyers are Scaling Down

Luxury Real Estate Buyers are Scaling DownUp and down the Florida coastline luxury and multi-million-dollar home buyers are finding that less is more. In a recent article by MSN.com, people are finding that in Miami and Palm Beach Florida, these high-end clients are actually looking to scale down. I can confirm that as well in the Miami and Miami Beach area. Many of these multimillion dollar or high-end clients don't necessarily need the largest property on the beach. Looking for something a little more manageable but yet, may have two or three of these type of properties rather than one large one. There realizing that to gain interest in the real estate market, the biggest is not always the best.

High-end clients are now prioritizing quality over quantity. This becomes evident in that these types of buyers are not only downsizing their primary residence but they're spending about $4000 a month to live in luxury, extended-stay hotels for the convenience and the amenities. However, many of today's luxury condo buildings in Brickell and Miami Beach, offer these type of amenities for an additional homeowner association fee. 

High-end buyers are prioritizing quality over quantity so much so that they are spending up to $4000 a month to live in luxury, extended-stay hotels for their amenities and conveniences. It seems they prefer the benefits of a fully stocked kitchen, fitness centers, personal trainers, weekly housekeeping and more to managing a large property. This is also why properties on Brickell and Brickell Key that offer these type of full-service amenities are doing so well, even for smaller layouts of less than 2000 ft.². According to the Wall Street Journal, the number of upscale extended-stay hotel rooms has increased by 34% over the last five years and these luxury apartment buildings are catering to the demands. They're offering tenants increasingly lavish amenities, rooftop running tracks and dog parks, movie theaters, resident only bars and restaurants, and many more options.

Take for instance UNA, Miami's newest luxury condo building. This building will feature 135 private residence each with their own elevator, spa, fitness center, private Marina, three pools, beauty suite for private services, private movie theater, outdoor lounge, and many more options. These residents are taking note from places like the Four Seasons, which offers permanent residents housekeeping services, making the need to vacation elsewhere nonexistent.

For more information on Miami's premier condo buildings and full-service apartment complexes, contact my office today or simply schedule a showing for free.

Posted in Miami Real Estate
Nov. 27, 2018

Beautiful 6 Bedroom Home for Sale in Miami

Located at 2301 NE. 191st St. in North Miami just outside of the Ojus neighborhood just south of the Aventura Mall is a beautiful six bedroom and three bath home with nearly 2900 ft.² of living space priced at $899,000.

Beautiful home in Miami

This home features 155 feet of water frontage to a canal with ocean access. The home has been updated from its original 1960 design. It has granite countertops, hardwood floors, stainless steel appliances, spacious rooms, a recreational room, backyard swimming pool and more. It sits on a quiet dead and Street close to a park and just minutes from the Aventura Mall. 

This home also includes the lot next door, which has a professional size tennis court, fenced area, and it's lighted. This unique home sits on .35 acres just across the street from the St. Lawrence elementary school.

There are no homeowner association fees associated with this home or the neighborhood. Residents are part of the Miami school district and are served by the St. Lawrence elementary school, the Highland Oaks middle school, and the Michael Krop Senior high school. The Aventura waterways K-8 center also serves this community and is less than a mile and a half away.

Beautiful 6 Bedroom Home for Sale  in Miami

This is a great location just seconds from downtown Miami, Miami Beach, and with access to the ocean, you can have your own boat with easy access to the Intracoastal Waterway or the ocean.

This home won't last long with all the amazing amenities and perks that come with. If you're looking for something close to home, single-story, close to the city, and with great amenities, this home is it. Give me a call and let schedule a showing today or I can send you a list of similar properties in the area.

Click on the link above to view all images of this listing

 

Schedule a Showing

Posted in Miami Real Estate
Nov. 13, 2018

Experienced Listing Agent for Miami and Miami Beach

Miami Beach Realtor"Kenny is a no-nonsense pro who will sell your property with the maximum of haste and the minimum of fuss. He was the very first estate agent who got in touch when I put a general ad online. When we met up he was courteous and efficient and went out of his way to ascertain my needs as a potential client. I needed to get the property sold as soon as possible and as soon as interest was shown, Kenny was highly attentive to the potential buyers through forming an immediate relationship and rapport with their agents.

The property was on the market only a few days before a suitable offer came along. You just can't ask for more from a realtor." Irvine W.

 

This right here. This is why I love doing what I do. I don't just do this for a job, I am highly passionate about real estate, especially in the Miami, Miami Beach, and Brickell areas. When it comes to selling a property, I am a no-nonsense type of Realtor that will get in, price your home correctly, be honest with you on how to sell, and get it sold as quickly as possible for as much money in your pocket as the market can bear.

Here's what to expect when you meet with me.

We will talk about comparable properties in the area. I not only look at what has sold recently, but what's currently on the market and what's pending. There are three different types of comparable properties to look at; those that of recently sold within the last six months, those currently on the market but have not had an offer yet, and those with the pending status, meaning the seller has accepted an offer and it's in the process of closing. Although we cannot see the accepted offer price in a pending transaction, we can look at what is being listed and what have sold. We can also get a good idea of what is being listed to the percentage of being sold. Meaning that if the property listed for $900,000 and it sold for $850,000, there is a 99% list to sale ratio. This is great news because we know that when we list at a certain price, chances are we will get extremely close to that price.

We will also talk about the risks of underpricing a property in order to create more of a feeding frenzy on the multiple offer standpoint. This may or may not work in your case. Because I know the individual neighborhoods around Miami we can make these calculated moves in order to get you the best price possible without giving away the home.

I also want to know your goals and expectations out of the home selling process. What's the number you need to walk away with? What's your bottom line? Are you underwater? All of these questions help a two discover the best possible price range, where to start, and how to appeal to your buyers.

Buyers differ all over the Miami area from Little Havana to Miami Beach so depending on where the property sits, we will market differently to different demographics. Higher in condominium buyers tend to have their own buyers agents ahead of time, and my connections with those agents will help get more eyes on your condo quicker. Perhaps it's an estate out in Coral Gables and Coconut Grove, those buyers are looking for something different than a condo buyer on Brickell.

When it comes to listing your property you need experience, education, and a tough negotiator. Let me guide you through the home selling process to get the right offer on the table, money in your pocket, and an easy and swift move for you and your family.

Schedule a listing consultation today

Find Out What Your Home is Worth

Nov. 6, 2018

Have Natural Stone in Your Home? Consider Sealing it

Many of the newest Miami and Brickell condos have beautiful natural stone but most people don't know how to properly care for this type of material. Whether you are planning to sell your home or condo and are fixing it up, or just plan on updating your home, care of natural stone is a must. Have Natural Stone in Your Home? Consider Sealing it

Natural stone is a gorgeous, durable, and long-lasting finish in many different areas of the home. Natural stone is often used in areas of the home that see the most use including floor tiles, bathroom vanities, kitchen counters, and shower and tub tiles. Each of these areas comes in contact with a myriad of substances from water, to cosmetics, to soaps, and food. Due to a large amount of use, it is best to apply a protective sealer to natural stone to keep it in its best shape and prevent staining.

Even more important than sealing your stone is making sure you have the right type of sealer for your specific stone. The deciding factors in which type of sealer you need for your stone depends on the location, use, and type of stone. A professional cleaner can help you to decide on the type of sealer and application.

Misconceptions about Stone Sealers

After applying a sealer many stone owners believe they have applied a cure-all shield of protection that will prevent any and all damage to their stone. While sealers do provide a layer of protection and are important they do not completely prevent all possible damage. Even with the protection of a sealer, the stone is still susceptible to acidic items, scratches, dulling, damage from traffic patterns, etching, and other damage. Sealers also do not make stone stain proof, rather they make your stone stain resistant. It is still important to stick to a cleaning and care routine with a pH neutral cleaner and routine professional cleanings, re-finishing, and re-sealing.

So what exactly does a stone sealer provide? It provides a protective layer that keeps substances like cosmetics, soaps, food, juice, water, etc. on the surface of the stone a little bit longer to give you time to clean these substances away before they sink below the surface and stain the stone or require more expensive measures to try and repair. It may seem like sealers don’t provide much, but with everyday life and use you will be very glad the sealer is there providing the extra layer of care.

Ideally, a sealer should be applied by a professional at least once a year after a professional cleaning. Over time a sealer wears away and so does its protective power.

Planning on selling? Give me a call to find out exactly what you should repair or replace and what can be ignored.

Posted in Selling
Oct. 10, 2018

Want to Sell Your House? Stay Away From This Design Trend

If you're interested in selling your home in Miami you're probably looking at price, the right real estate agent, how to list and market your home as well as setting up your home to be attractive to the majority of homebuyers. But many sellers are making serious mistakes when it comes to accessorizing and designing their home for today's buyers.

Design Trends to stay away from

Adapted from a recent article in MSN Money, here are five design trends that home sellers should stay away from if they want to attract the right buyer.

#1. Bold colors.

Red painted kitchens, lime green bathrooms or bright pink or blue bedrooms really turn off the buyer but the good news is there one of the easiest and cheapest things to fix. A simple neutral tone can work wonders. Whites and grays are a popular choice nowadays.

#2. Open floor plan bathrooms.

Now before you think this is a crazy idea, many brand-new homes are making this a trend with is an open master tub in the master bedroom. This literally means you could be laying in bed watching TV while your partner is in the bathtub right next to you. This trend really should go away. This can be an expensive thing to fix but there should be some separation between the bathroom and the bedroom.

#3. Converted rooms.

Buyers want to see a room as it was originally intended. This means that if you have turned a bedroom into a yoga studio or an exercise room it should be turned back into a bedroom door, turned into an office. An office is a great option for those extra bedrooms that your home may have.

#4. Wall-to-wall carpeting.

Wall-to-wall carpeting might've been great in the 70s and 80s but today, especially in Miami, buyers are looking for cool floors in either the form of hardwoods or tile. It's fine to have carpet in the bedrooms as it's warm and comforting but in the living room, kitchen and dining room, a smooth, cool floor is what buyers desire.

#5. Shiny hardware.

The shiny brass, chrome, and metallic finishes are out. Even though a lot of people are seeing these make a trend, I'm noticing that buyers do not like them at all. It's the brushed brass, polished and brushed nickel and other patina or distressed finishes that the buyers are really looking for.

Every home is different and there's usually something that each home can benefit from by making a small change or upgrade. If you're looking to sell your Miami, Miami Beach or Brickell home contact my office today about the value and how we can get it sold quickly in today's market.

What You Need to Know About Selling Your Home Yourself

Thinking of Selling? Do These 20 Things First

 

Image adapted By Andman8 - Own work, CC BY-SA 3.0, https://commons.wikimedia.org/w/index.php?curid=7530902 & Jeremy Levine

Posted in Miami Real Estate
Oct. 2, 2018

What is Luxury Real Estate?

There are dozens of different features and amenities that go into creating the perfect luxury home. One of the most common requirements among buyers is curb appeal. While the inside of the home may be impeccable, nobody wants his or her home to look plain or rundown from the outside when the inside is jaw-dropping. Everything from the curb appeal to the kitchen sink should meet and exceed all your expectations when purchasing a luxury home. There are a few different key points that make a house, a luxury listing.What is Luxury Real Estate?

While we may think luxury real estate is simply the listing(s) of mansions with acreage, that isn’t always the case. With today’s market, often luxury homes are getting smaller. Small yards and lots are easier to maintain and upkeep which is a common need among homebuyers. With smaller lots available, this often means that luxury homes are becoming multi-level with different features and sometimes even different designs on each level. Whether you like your home to flow together as one cohesive piece or like each room to be a stand-alone jaw-dropper, the multi-level homes that are becoming our newest and greatest luxury listings are sure to please. The majority of homes in today’s luxury market(s) offer beautifully open concepts with an airy kitchen, living and dining room allowing for peak entertainment all year round.

The lifestyle that is lived in luxury homes requires more than simply good looks and beautiful finishes, luxury homes are meant to be suitable and comfortable for their owners. For example, a luxury home may be built with a massive walk-in closet with a seating and dressing area to help a young couple feel they have the space to get ready for a night out. Lighting as well as updated electrical, such as USB ports, are all a huge bonus in luxury real estate. While the most important person to please is the buyer, everyone wants a home that can not only wow their guests but can also start a conversation based on specific features that are etched into the home

While the “perfect” home in one city may be something totally different a few states away, the ideal luxury home is a home where you feel you are at your best. Whether that be indoor/outdoor flow, greatly covered patios in case of rain, enclosed sunrooms allowing you to enjoy the outdoors while still having the comforts of the indoors, ultimately it is your decision what features are on your must-have list. Media rooms, generators, garages, and shops all allow you to feel as if your home is a fortress. Build your fortress or begin your search for the perfect luxury home that embodies all of the visions you’ve had for your dream home.

[Related Post: High-End Vs. Affordable Luxury]

You may have seen the movie “Smart House” that appeared on Disney Channel and in that time many were left in utter awe at the sophisticated and virtually interactive home. The luxury real estate market has been demanding more and more electronics to fit into the “smart house” theme. Whether your floors are heated and/or cooled, you have a room by room temperature controls, voice-activated televisions and music systems, motion detectors, cooled wine cellars, controlled blackout windows or top of the line home monitoring systems, we all can say, a smart house is a coveted house. These high-end amenities are exactly what it takes to make a luxury home.

Whether you are in the market for your first luxury home, looking for a vacation getaway or are searching for an upgrade, you can’t go wrong when choosing a luxury home. With an array of different features to offer, your search for a luxury home will be one you won’t soon forget. Start your search today and find out for yourself what beautiful features and amenities the luxury homes in your area have to offer.

Search Brickell Real estate - Miami's luxury neighborhood

Sept. 26, 2018

3 Things to Know About Buying a Home with a Pool

3 Things to Know About Buying a Home with a Pool

Many Miami area homes have swimming pools but of course, many don't as well because the ocean is usually no more than 20 minutes away. But if you're looking specifically for a home with a pool there are pros and cons to owning one. People usually either love having a pool or they despise it but if you're one of those that loves having the freedom of going swimming whenever you want, being able to cool off or relax in a resort style setting in your backyard, a pool is a great option.

The first thing to understand is that having a pool is an added expense but it may not be as much is your thinking. It will be a new item in your budget and you'll need to decide whether you want it professionally maintained or if you're going to spend the time and energy and do-it-yourself. Pool upkeep can be as inexpensive as $50 a month if you do it yourself or up to $400 a month if you have regular professional maintenance.

Pools can also be a selling feature for pool people that is. Which means it may be a downside to a lot of people. But remember, if you're looking specifically for a pool, others will likely want one as well. Here are three basic things to know when buying a home with a pool.

#1. Understand what you're getting into.

You may not be able to get out what you think your pool is worth when you go to sell. But, if you're really only buying the pool for your own enjoyment, having it as a resale feature may not be as big of a deal. Remember, when you're buying a home with a pool you're always buying the pool secondhand. Most people don't think of it that way of course because it comes with the house. But you are buying a used pool, not in brand-new condition. You want to have a specific pool inspector check out the pool area to make sure that it is sound and doesn't have a mountain of problems before you even buy it. Make sure you ask about everything including how often it is clean, when it was installed if it's ever lost his integrity and how much it costs each month to maintain it.

#2. Remember to maintain safety.

If you have small children you'll definitely want to get a pool gate or a fence around the pool. Remember, if you're the only one in the neighborhood with a swimming pool your house will probably be considered the "cool house", which means you may have a lot of people, guests, friends and friends of your children over at your house swimming. This can leave you up to a lot of liability so you want to make sure that you are covered in your insurance and you've done everything you can to maintain safety and protection of your home, your family and your friends.

#3. Properly maintain pools can add resale value.

There are pretty much two types of buyers; buyer specifically looking for a home with a pool, and buyer specifically looking for a home without a pool; never the two shall meet. You might find a home buyer that doesn't realize they want to pool until they see a beautiful home with a properly maintained pool and backyard. This is why you need to be able to capture this type of buyer that's on the fence or just doesn't have an idea that they want a pool. Keep your home properly maintained, make the pool area something that you can be proud of and entertain and it will hold its resale value when you go to sell.

More Tips For Pool Owners:

THE BEST AND WORST PLANTS FOR AROUND THE POOL

TIPS AND SECRETS ABOUT WEEKLY POOL SERVICES

WHATS A BETTER INVESTMENT - KITCHEN OR POOL?

Posted in Miami Real Estate
Sept. 20, 2018

What You Need to Know About Selling Your Home Yourself

Can you do it? Sure! Should you? Well…. That’s always up for debate. Of course, as a real estate agent, you’ll think I’m going to say ‘no’ but there are more reasons than my paycheck for which I’m suggesting.

Here’s what you need to know about selling a house yourself.

Legal IssuesWhat You Need to Know About Selling Your Home Yourself

 

You need to know some legal issues. Selling a house is a big purchase and sale and if you are not fully aware of all the details that go into a transaction you may find yourself in a world of hurt. It’s not as simple as selling a car. You can’t simply hand over the keys and deed and get a wad of cash in exchange. Most buyers will have to finance and you’ll need to have that approved ahead of time. You don’t want to be sitting at the closing table only to discover the buyer hasn’t gotten their financing in order and really can’t afford the home.

Then there’s the legal deed, recording with the county and any outstanding liens. Title insurance and verifying you truly have the right to sell the property. (You’d be surprised at what many homeowners don’t even know about their own house.)

There is just so much legal jargon involved in a contract that if you are not fully clear on the wording, you could end up losing out on money or personal property. Everything needs to be done correctly and legally for the proper exchange to take place. Hearsay, word of mouth or shaking hands on a deal is not always the most honest ways to do business, especially when you’re talking hundreds of thousands of dollars.

Accurate Price

 

Don’t get me started on that “Zestimate” of Zillow. Too many homeowners think their homes are worth far more than they really are. Now, I’m not here to underprice the home but Zillow’s estimates have been known to be up to 35% off of the actual market value! That’s a lot! These sites just cannot evaluate the home like a skilled and experienced agent. You never know… you might actually UNDER-price the home and sell too fast, losing out on money you could have received had you priced it correctly from the beginning.

Overpricing the home means it will sit on the market for longer than you anticipated. Homeowners usually start to drop their price after the first few weeks to get more attention. Buyers start to notice how long the home has been on the market and may tend to shy away at this point. They don’t know the home was overpriced but may feel that the property has something wrong with it. The longer a home is on the market, the more of a black mark it tends to get from potential buyers.

Pricing it correctly from the beginning is key. As a real estate professional, I know the market, the neighborhoods, the trends and what buyers are willing to spend. Knowing all these key components can make it much easier to price and sell a property.

 

Showing it yourself

 

There’s a reason we suggest that sellers leave the property when it’s time to show. Buyers feel awkward when a seller hovers over them as they tour the property. Sellers tend to overcompensate by explaining too much about the property when the buyer really just wants to browse in peace. This can certainly shy buyers away right off the bat. It’s best to have their agent or your listing agent tour the property with the buyer, keeping the property safe and yet giving buyers the freedom to discuss and tour the house at their leisure.

Exposure

If you are still considering selling your home yourself there is the component of marketing. You’ll need to spend your money on marketing, advertise and promote the property. This can be done with a sign in the yard, ad in the newspaper or social media ads. But your agent does all this for you in addition to all the marketing they do in the MLS. Only licensed agents are allowed to list properties in the MLS, which is seen on thousands of websites across the country. Your agent may even have a buyer ready to go before listing! FSBO’s (For Sale By Owner) just simply cannot achieve this level of exposure.

So, yes, you can sell your home.. or should I say, try to sell it. Statistics have shown that those that try to sell on their own, eventually come back to a Realtor® and end up selling for more than they would have on their own. It’s really worth it. Give me a call and let’s find out how much we can sell your Miami home for.

More Tips for Sellers

Thinking of Selling? Do These 20 Things First

How to Kill a Perfectly Good Real Estate Deal

Happy Seller in Miami Beach - Home Sold in Just a Few Days

Posted in Miami Real Estate
Sept. 5, 2018

Newest Sunny Isles Beach Project is Now Topped Off

The new upcoming Residences by Armani/Casa condo project in Sunny Isles Beach has officially topped out at 649 feet. After reaching its halfway point in March, the design firm and architect Cesar Pelli, has completed the height on this glass tower featuring sleek interiors and representing the firm's first self-branded real estate development in the US.Newest Sunny Isles Beach Project is Now Topped Off 

When complete, this tower will feature 308 high-end residences ranging from 1350 ft.² to nearly 6000 ft.² and prices starting around $2 million. For the top penthouse suite, the projected price is looking at topping over $17 billion. In addition to the units, the building will include 35,000 ft.² of amenities and a private beach resort with 300 feet of water frontage.

The Armani/Casa residences have been making this a reality for a couple of years now. This one-billion-dollar project is set to open in the fall of 2019. This is a 56 story property designed by Dezer Development and the Related Group and is designed to be some of the top residences along Miami Beach.

Although renderings for the Penthouse is not available yet, the building is already 70% sold. The Penthouse will include a master bath with white onyx, beautiful custom cabinetry in the kitchen, sleek lines, beautiful finishes, gorgeous floors, and luxurious layouts. And to top it all off, the Penthouse comes with an Italian trip to meet Giorgio or money himself. According to the Wall Street Journal, this a one-time amenity includes meeting founder Giorgio Armani, whose company designed interiors and finishes of the building and specifically the six-bedroom duplex on the 53rd and 54th floor. This 6000 square-foot Penthouse will include two first-class round-trip tickets to Milan, a two-night stay at the Armani Hotel Milano, a private tour of Armani's flagship store after hours, dinner for two at Armani Ristorante, cocktails with Armani, and a signed copy of Armani's book. 180 units have been sold since sales kicked off in 2018. But has anyone purchased the Penthouse as of late?

See all renderings of the Penthouse from Curbed.

So far the Penthouse remains unoccupied but this one-billion-dollar project is the group's most expensive project to date. The sales center alone is priced at over $10 million.

So, is the Penthouse on your list of residences? If so, give me a call and let's see what the waiting list looks like. For the right price, you can buy just about anything. And if you're looking for time with Armani, it's easy to do with the Penthouse unit.

Stay tuned to my blog for more information or simply contact my office to be notified when new listings hit the market.

Image By Lorenzo Bozzi [CC BY-SA 4.0  (https://creativecommons.org/licenses/by-sa/4.0)], from Wikimedia Commons