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,

April 24, 2018

2 Bedroom Condo on Brickell Key - View Condo for Sale

Let's get this condo sold. Located at 808 Brickell Key Dr., #2902 is a two bedroom and 2 1/2 bath condominium with just over 1700 ft.² of living space priced at $900,000.

2 Bedroom Condo on Brickell Key - View Condo for Sale

This home is move-in ready with some of the best views on Brickell Key. Unobstructed, gorgeous, sweeping views of the bay including the Port of Miami, Virginia Key, and South Beach.

Everything has been done and all you need is to move in. Beautiful tile floors, vacant space, granite counters in the kitchen, beautiful white cabinetry, spacious design, and walking closet with built-ins. There's marble floors in the living area and a split floor plan. A beautiful jetted tub in the master bath, and full-size washer and dryer in the laundry room.

2 Bedroom Condo on Brickell Key - View Condo for Sale

Residents have all the amenities of a five-star resort with some of the lowest homeowner association fees around. Dues are just $707 per month and cover all common area maintenance, landscaping, building and roof maintenance, billiard room, barbecue and picnic areas, business centers, exercise and fitness facilities, heated swimming pool, spa, trash chutes, most utilities and recreational facilities. Pets are allowed with a maximum of 20 pounds.

2 Bedroom Condo on Brickell Key - View Condo for Sale

This home was built in 1999 and features 40 floors for the most beautiful views around. This home comes with one car covered garage space as well as valet parking. The building has a walk score of 78, a transit score of 89, and a bike score of 75. Shops, restaurants, markets, and entertainment are all close by. Those with school-age children will utilize the Southside Elementary school, the Shenandoah middle school, and the Booker T. Washington Senior high school. The Robert Morgan Vocational Tech Institute is also assigned to this area as is the Air Base elementary school with the highest rated schools in the area. 

2 Bedroom Condo on Brickell Key - View Condo for Sale

If you're ready to see this home in person please give me a call. You can check out the entire listing on my website here for free.  786-594-3851

April 17, 2018

Offerpad and Opendoor May be the Next Big Thing in Real Estate Buying

Offerpad and Opendoor May be the Next Big Thing in Real Estate Buying

We are always looking for the easiest, most convenient, and fastest way to do things but is that really a benefit and is it really a shortcut? We all know that moving can be very time-consuming and costly and selling your home can be extremely stressful navigating brokers, negotiating and closing. Sometimes the closing date may not line up with your move-in date for a new home, which can bring on two mortgage payments or a gap that requires temporary housing.

But to technology companies are streamlining the home selling experience to make this as seamless as possible. Companies such as Opendoor and OfferPad, can make an offer on your home in a matter of hours and close within a week. This gives movers the flexibility to move into the next home when they want to.

This concept has certainly caught on and Opendoor is currently in eight markets and plans on expanding throughout 2018. They hope to have an inroad in every market in the country. Opendoor is valued at $2 billion set to close on a $200 million round of funding, adding to the $320 million venture capitalists that have already invested.

We are already seeing this with companies such as Rocket Mortgage, where a few clicks on your iPhone can get you a mortgage approval in seconds. But is this really what people want?

So how does it work?

A seller answers some questions about the condition of the home on the website and then the company uses an algorithm to assess the value of that home. Sellers can often get an offer within an hour depending on how hot the market is. If you accept the offer, the company can close the deal with an all-cash offer as quickly as a few days to a week or two. Opendoor even cleans and fixes up the home for you and sells it on their website just like any other brokerage that has real estate listings. The advantage is primarily the speed at which you can close the deal. It's also convenient as the questionnaire only takes a few minutes. Unless the homeowner misrepresents the condition of their home, the certainty that the deal will close offers little risk.

Opendoor claims that the algorithm offers a fair market price and collects about a 7% fee for facilitating the transaction. It can depend however on the condition of the home and the city.

Customers selling on these websites are paying a premium for the convenience. Sellers may also potentially leave money on the table by not accepting offers that could go above selling price from individuals.

Read More: Some Real-Life Experiences with OfferPad

Opendoor and OfferPad both claim that their model would work even if home prices fall. The whole point is the convenience, however, some skeptics think that the companies would need to charge a higher fee and sell the home as quickly as possible to make it work. Nevertheless, these companies are doing their own "flipping" even though house flipping has negative connotations. Would you buy a house if you knew that had been recently flipped from one of these companies? I guess time will tell.

Posted in Miami Real Estate
April 4, 2018

Stunning Hollywood Florida Harbor Island Home for Sale

Located at 840 Beacon Court in Hollywood Florida just minutes from downtown Miami is a beautiful new listing featuring six bedrooms, 4 1/2 bathrooms, and over 4700 ft.² of living space currently priced at $1,995,000.

Hollywood Home for Sale

This beautiful two-story pool home is nestled in Harbor Islands on a large nearly 11,000 square-foot lot. The home has custom finishes, impact windows, high ceilings, a three car garage, and a beautiful gourmet kitchen with stainless steel appliances, granite countertops, and center island. The home has a separate pool and outdoor kitchen as well as the community swimming pool, Fitness Ctr., Marina, clubhouse, tennis courts, and security.Other interior features include a spacious laundry room with lots of storage and counter space, volume ceilings in the formal living room, and eat in kitchen space, sliding doors, large windows, and cabinetry in the kitchen stretching to the ceiling. There's plenty of room for everyone in this beautiful six bedroom home. From family room to multiple kids rooms, and office space and master retreat, there's nothing missing in this stunning Hollywood home.

Stunning Hollywood Florida Harbor Island Home for Sale

Homeowner association fees are just over $1000 per month, which cover all common area maintenance and amenities. This home was originally designed and built in 2003 and sits close to the Intracoastal Waterway just minutes to the beach, shops, restaurants and more.

Stunning Hollywood Florida Harbor Island Home for Sale

Other Association perks include guard gated entrance, paved road, and security patrol. Residents are part of the Broward County public school district and are served by the Hollywood Central elementary school, the Olson middle school, and South Broward high school.

Stunning Hollywood Florida Harbor Island Home for Sale

Call me today to schedule a showing of this listing or for more details browse the listing on my website for free. I'd love to personally show you this home so schedule your private showing today.

March 29, 2018

UNA is Miami's Newest Luxury Condo Building

Una is the newest tower to rise on the Brickell Waterfront. With vacant waterfront property in short supply, the OKO Russian Group has spent the last year obtaining all 61 units at 175 SE 25th RD in Brickell at a whopping $48 million only to tear it down. This is what real estate developers are doing now, finding older, existing condo buildings and replacing them with bigger, state-of-the-art luxury towers. This "condo termination" has a lot of moving parts but ultimately it leaves previous owners with a great windfall, often offering over reasonable home values. Una Miami

OKO Group, along with the investment group Cain Internation will develop a 47-story luxury tower called Una, designed by international architects Adrian Smith + Gordon Gill. When complete, the project will house 135 private residences, each with their own elevator priced from $900,000. Construction is projected to be completed in 2021 but the sales center will be open soon. 

But is this a risky move since there are so many unsold properties in the same area? Well, sales of luxury condos rose nearly 60% in January. That's twice the national average. However, Una is counting on cash buyers as they have no traditional bank financing as of yet. Which may not be an issue as over 42% of all transactions in January were in cash. 

Even though things are looking good, it's really making a dent in the luxury condo market. The current absorption rate is over 40 months, but that is down from 61 months for the same time last year. Still, that's far away from a balanced market of 4-6 months. And, the higher the price, the larger the inventory. In the $3 million-plus price range the absorption rate is over 70 months. 

Una is counting on their uniqueness to stand out from the crowd. The owners have confidence in the market and they are using private equity instead of traditional financing, which means they can make money while others sit and wait. No other projects are slated for construction in this area so for that reason, Una should thrive. 

From the UnaResidence Website:

"Designed by Adrian Smith + Gordon Gill Architecture, Una takes its inspiration from the elegant shapes and materials of classic yacht design. Instantly recognizable by the sweeping curve of its dramatic silhouette, the building’s glass surface brilliantly reflects the dazzling sunlight, while the floor-to-ceiling windows take advantage of a coveted setting on Biscayne Bay. With lush gardens designed by Enzo Enea, extensive amenities such as the spa and gym, elegantly envisioned by the chairman of Aman, private boat slips, and easy access to Coconut Grove, Downtown, Brickell, Miami International Airport and the beaches of Key Biscayne, Una is an exemplar for Miami living."

So far, that's all they've got but the building is said to include a spa and fitness center, private marina, three pools, beauty suite for private services, cinema, kid's splash area, and outdoor lounge just to name a few. 

If you're interested in learning more about Una and the price points of units, give me a call. Let's stay on top of construction and be one of the first to enjoy the benefits of Una.

March 16, 2018

De-Clutter Your Home in 30 Days

There is no time like spring to get the home back in order. The sun starts to peak out from behind the clouds and gives us the motivation to get things done. The best place to start in getting your home organized and deep cleaned is by de-cluttering. If you plan on selling your home, this list is even more of a benefit as de-cluttering should be one of the first things to do. De-Clutter Your Home in 30 Days

Everyday life and going through the motions can create a large build up of items in your home. Before you know it you are looking around your home and seeing large amounts of things that seem or seemed useful when they were purchased, but just kind of sit in piles around the home. These items can create a small amount of nagging stress in your life and you don’t even realize it. (There is something so freeing and relaxing about having a neat and tidy freshly cleaned home.)

The great news is it's pretty easy to get your home back on track as long as you make it a priority and with this 30-day de-clutter plan it doesn’t have to be a huge time-consuming overhaul that is overwhelming by just thinking about it.

Check out this simple de-clutter plan from the Blog “Love + Marriage and a Baby Carriage.” (Thoughts in parenthesis are our additional tips)

 

30 Day De-Clutter Challenge

 

Day 1: Empty out one Junk drawer

Day 2: Purge your closet of the things you no longer wear

Day 3: Go through your movie collection

Day 4: Clean out your television stand

Day 5: Go through the mail pile (you know the junk mail that just gets tossed on some random counter or table?)

Day 6: Clean off the kitchen table

Day 7: Purge two kitchen cabinets

Day 8: Discard books that are never read

Day 9: Clean out your wallet

Day 10: Clean and re-organize your purse (maybe get a purse organizer to make it easier to switch your bag)

Day 11: Purge the makeup drawer (get rid of expired items- don’t know if it is expired? Punch makeup expiration dates into the search engine.)

Day 12: Clean out products that just sit half used in the shower

Day 13: Purge bathroom cabinets

Day 14: Go through all the shoes in the house and throw out what doesn’t fit, hasn’t been worn in the latest season it was made for, or will not be grown into by the kids

Day 15: Purge 2 more kitchen cabinets

Day 16: Organize the linen closet

Day 17: Purge the medicine cabinet

Day 18: Get rid of old food in the freezer

Day 19: Clear off kitchen counters

Day 20: Empty a second junk drawer

Day 21: Get rid of old food and condiments in the fridge

Day 22: Purge 2 more kitchen cabinets

Day 23: Get rid of unworn accessories (jewelry, hats, purses, scarves, etc.)

Day 24:  Clean out the car

Day 25:  Go through toys with your kids and donate anything not played with

Day 26: Organize toys that are used into a useful storage system

Day 27: Go through video and board games and get rid of unused games

Day 28: Get rid of unused cleaning supplies

Day 29: Purge 2 more kitchen cabinets

Day 30: Do that spring-cleaning! Now that you are clutter free its time to scrub!

 

(Day 31: Call in the professional carpet cleaner for a deep clean of carpet, tile, and upholstery.) 

Posted in Real Estate
March 6, 2018

Best Places to Eat in Brickell

Miami is a melting pot of cultures from throughout the world; there are Latin and Cuban, Asian and American, and everything in between. No matter what you are craving Brickell has it on the menu.

ceviche

SuViche Brickell: This restaurant combines Peruvian and Japanese cuisine to create a unique menu with plenty of light and healthy options. SuViche Brickell’s specializes in seafood that is all prepared fresh and sustainably caught. The restaurant has a 4.3 star rating on Google and the owners are responsive to reviews and critiques. SuViche Brickell is listed as one dollar sign making it an affordable choice for lunch or dinner. While their menu features lighter options like sushi rolls and ceviche, they also have some traditional Peruvian meals that are sure to fill you up without weighing you down. They even have a dessert menu with a pie of the day so make sure to ask your server about it. And if you don’t have time to sit in the restaurant or you are hosting a party, SuViche Brickell has delivery and catering.

 

Best Places to Eat in Brickell

Crazy About You Restaurant: This restaurant is a little higher on the price range but customers love the romantic atmosphere and delicious food. Crazy About You features a menu for brunch, lunch and dinner so whenever you are hungry you can head on over. Dinner entrées can range from $20 - $34 but with every entrée you receive an appetizer. Customers love the views from the restaurant which overlooks Biscayne Bay and the outdoor terrace. Crazy About You has 4.4 stars and two dollar signs on Google. The restaurant offers a variety of different cuisines including pasta,  burgers, seafood and pizza making it a great place for anyone who just can’t decide what they want to eat.

 

Best Places to Eat in Brickell

The River Seafood and Oyster Bar: If you are a seafood lover you should try out this restaurant. The River Seafood and Oyster Bar has received 4.5 stars on Google and is marked at 3 dollar signs. Fans of the restaurant rave about the quality of the oysters served here and some say that they ae the best in Miami. But if you are not a fan of oysters or other mussels there are other options, from gnocchi and jumbo lump blue crab to lobster to fish of all types and flavors. There is even something for groups wanting to share with the Grand Shellfish Plateau which comes with oysters, shrimp cocktail, clams, mussels-verde, lobster, crab and ceviche. The restaurant also offers a selection of wines and cocktails to pair with any meal.

 

Best Places to Eat in Brickell

 

Edge Steak and Bar: For those who like the turf more than the surf head over to Edge Steak and Bar. This restaurant offers a variety of different steak options including Wagyu beef and Black Angus from Kansas. There are also medium sized meals featuring chicken, lamb and pork and for seafood lovers, there is snapper and mahi-mahi. Edge Steak and Bar is rated at 4.4 stars and has 3 dollar signs. Fans of the restaurant enjoy the steaks, atmosphere and service. The Edge also features a menu for breakfast, Sunday brunch and lunch and they pride themselves on preparing local food. And don’t get too filled up with dinner as their dessert menu features several delicious options including artisan chocolate bars and brioche bread pudding.  

Feb. 28, 2018

How To Negotiate with Sellers

If you dread the negotiating process when buying a home, never fear. Your real estate agent is an experienced negotiator who helps keep the bargaining from becoming emotional and veering off track.How To Negotiate with Sellers

Your agent must know your desires by heart and have quick access to you if a negotiation point needs to be made. It's important to stick to the strategy you and your agent have agreed upon -- showing the seller how strong your offer is.

First, get preapproved for a mortgage loan. That means your mortgage lender has reviewed your credit history and assets, checked employment and income, examined your debt-to-income ratios, and has preapproved you for a certain amount, terms and interest rate so you know exactly how much you can spend.

Being preapproved shows sellers that you are prepared and able to buy. Before you submit an offer, ask your agent to find out more what the seller wants as far as terms. The more your offer matches up with the seller's requests, such as a closing date, the more likely your offer will be accepted.

Find out when the house will be vacated, if any repairs or improvements are planned, and if the seller has any pressure points such as a relocation deadline. Also, you'll want to review the seller's disclosure of the condition of the property.

Your agent must also find out if other offers are on the table. Your position is stronger if there are no other offers. The seller may be less likely to bend on price concessions or repairs if there are other offers.

Have your agent pull up the most recent CMA (comparable homes recently sold or on the market) within a reasonable radius of the home, so you can sculpt your offer price. Be sure that you are comparing apples to apples in terms of updates, size of the home, amenities, location, schools districts, etc.

Once these steps are made, you are ready to write an offer.

Making the offer

Make yourself think like the seller. It helps you anticipate what the seller will accept in price, terms, and other conditions. By considering the seller's position, you will likely create an offer that is either accepted or strongly considered.

Your offer should be clear on the terms, closing dates, repair requests or other conditions the seller needs to meet and it should be accompanied by a letter from your lender that you are preapproved to buy the seller's home. Include a cover letter summarizing your strengths as a buyer in terms of creditworthiness, flexibility in closing, and the strength of the offer.

 

Don't insult the seller with an offer that's too low or requires too many concessions. The seller may be nostalgic about his or her life in the house and may not like the idea that you want to remodel.

The only thing a seller can't argue with is a strong set of comparables that show the home is overpriced or out of date. These are homes that have sold that are nearby (within two blocks) and similar in age, size and features. If you can show that a similar home has sold within the last two months for less than the seller is asking, that's good.

Be sure all conditions, repairs, etc. are agreed to in writing. Some sellers may feel that a handshake covers a promise, but it's essential to be clear on paper what is expected and when. A seller's promise to paint should be included as an addendum to the contract and include all details, such as primer, exact color, and type of paint, how many coats, and when the work will be finished for inspection.

Negotiating after inspections

The offer is negotiated and accepted, the earnest money is at the escrow agent's office. Now the inspections occur, and this is where the contract negotiations can break down.

No home is perfect, not even brand-new construction. During the inspection process, the inspector is usually required to tell you about any condition of appliances, heating and cooling systems, roofs, electrical and plumbing systems, etc, and if your future home is up to current city codes.

Sellers are usually not required to bring a house completely up to current local building codes. Negotiate a repair only when a system is unsafe or a major repair is needed to make the system operate effectively.

As long as the seller has a reasonable explanation of what your position is and why, and communication remains open, the seller should have as much desire to make the contract work as you do.

Ready to buy or sell in Miami? Call me today! Expert care for the right property. Miami Real Estate Professionals

Post by RealtyTimes

Posted in Real Estate
Feb. 19, 2018

Best Places To Shop In Brickell

 

 Best Places To Shop In Brickell

Downtown Miami provides visitors and residents with a unique shopping experience with many different styles of malls and shopping areas. In the Brickell neighborhood, shoppers can find the Brickell City Centre, the Brickell City Centre Farmers Market, and Mary Brickell Village.

Brickell City Centre: This is the biggest of the shopping malls in Brickell with a large selection of retail, restaurant and specialty providers. The City Centre features many high-end clothing retailers including 120% Lino, Fabiani Filippi and Saks Fifth Avenue. If you are looking for designer shoes there are shops for that too, you can find your newest pair at places like Addict, Font and Giuseppe Zanotti. There are also plenty of specialty stores for any other needs you might have including jewelers, stores selling perfumes, candles and even a tea shop. And if you get hungry, there are restaurants throughout the City Centre that you can stop at for a quick bite. Brickell City Centre is located at 701 S Main St.

Brickell City Centre Farmers Market: This farmers market is located at 98 SE 7th St and is put on by Green Market Co-op. The market includes vendors selling produce, food, arts and crafts, and even pet food.  Shoppers can find plenty of fruits and vegetables while they are in season and all products are locally sourced. The Brickell Farmers Market is open every Saturday 10 a.m. to 3 p.m. rain or shine and there is parking available on-site.

 

Mary Brickell Village: This is a smaller shopping mall that features mostly restaurants and services but there are still some shops to check out. Mary Brickell Village’s shops specialize in fashion stores like OFY Menswear, Blush and Basik. The mall does have a variety of spas and beauty services which make it a great spot for a girl’s night out or when you need a bit of pampering. And this mall is a great place to grab a bite to eat since there are a plenty of restaurants offering whatever you may be craving. 

More on Brickell!

Feb. 16, 2018

Is This Keeping You From Finding Your Next Home?

 Buying a home can be compared to finding the love of your life. You go on many outings, blind dates, meet and greets, online stalking, and first dates to determine if you want to continue down a path of relationship hopefully leading to a commitment. Whether this is your first home or your seventh the long process of searching can be discouraging.

Sometimes we are the ones holding ourselves back in the process with our expectations, beliefs, and maybe even fear of taking action to move forward. Let’s take a look at five things that may be keeping us from finding the right home.

 

Is This Keeping You From Finding Your Next Home?

Seeing a Home “as-is”

This doesn’t mean taking a home at its face value and being happy with it. Instead, it means looking past the current “as-is” state of a home and seeing what it could be. You may walk into a home to find an ugly paint color or carpet that has lived out its life. These are things that can be easily changed and would surprise you how the home can look completely different with a few touch-ups. Many buyers pass up amazing homes because they are seeing a home in ugly clown makeup and cant look past it instead of seeing it at its full potential.

 

Not Working with a Great Agent

A large percentage of buyers begin their home search flipping through online listings, but employing the help of an agent can help you to find what you are truly looking for much faster. A great local agent will also be aware of listings that have not yet come on the market. it is a huge time saver to interview agents and hire an expert in the neighborhood you want to live.

Read More: The Best Timeline for Buying a House

 

Loose Parameters

When spending large amounts of money it can be easy to compromise for a smaller property at a smaller price or stretch the budget too thin for what seems to be a dream home. Later you may find yourself regretting your purchase. When making large and life-altering purchases you need to sit down and decide what you truly want.

Before you start shopping the best thing you can do is write up a list of needs, nice to have, and dream amenities. When you have these items laid out you will know why it is you are searching for a certain number of rooms and bathrooms. Clearly define your living needs so you know what things can be compromised and what can’t and you don’t end up hating a home with only one shower where mom never gets a warm bath. The list will also help you to define what you can be a little more flexible with.

Related: What happens if you regret buying a house?

 

Only Thinking About Current Life Needs

There is a time and place for living in the moment, but buying a home is not one of them. It’s wise to think about future needs when purchasing a home. The home you purchase now will need to suffice for life many years down the road. Do your homework about a neighborhood and find the future plans for development, this will help you determine if this is a place you will want to be for years to come.

 

Not Getting an Inspection

In today’s competitive market buyers are letting go on contingencies in contracts when they make offers on a home. Letting go of an inspection can be a costly mistake especially if the new mortgage payment will be at the top of your budget. An inspection helps you to get the best feel for the health of the home without ripping the walls open to inspect the innermost workings. It is akin to having a mechanic check out a used vehicle before purchase.

Related: Unique Ways to Save for a Down Payment

 

As a Miami real estate agent, I can help you to find a home you will love for years to come. For more information on buying a home or condo in Miami please browse the website or contact me anytime.

 

 

 

 

Posted in Real Estate
Feb. 5, 2018

Miami is the 11th Most Expensive Rental Market in the Country

Miami is the 11th Most Expensive Rental Market in the Country

According to a recent study report by ABODO Apartments, Miami as one of the highest rents in the country. Miami is currently coming in as the 11th most expensive rental market out of a total of 110 major US cities analyzed. A one bedroom rental price is about $1825, which has been 8.61 increase from January to February just this year. The national median rent for a one bedroom dropped from $1046 to $1044, the first decrease in six months.

Other studies show that Miami Metro area has the most need for affordable housing in the country. The median list price for downtown is $425,000 which is up 6% over last year at this time. Within the studies, it also says that Miami is the most cost burden rental market, which shows that West Palm Beach in the Miami Fort Lauderdale Metro area has the highest share of low-income renters in the country. This means there are more people spending more than 30% of their income on housing and just about anywhere in the country.

Millennial's, those age 18 to 34, ranked third nationally with 59% of renters being cost burdened. For Generation X and baby boomers, we will leave the nation in cost burden renters at 50% and 61%. Looking at a national study, only Florida, Hawaii, California and Washington state of some of the top millennial renter cost burdened demographics anywhere in the country.

In addition, many Miami rents have declined in popular neighborhoods such as South Beach, Brickell, downtown, and Edgewater. Coconut Grove was one of the only ones that displayed a clear increase in rent driving prices up nearly 11% over last year. This could be due to an oversaturated inventory supply. According to Apartment List, 24,000 renters were surveyed finding that 76% of them in South Florida plan to settle in a new city within the next year.

What does all this mean? It means that investors are out in full force looking for any and all properties to add to the real estate portfolio. Buyers can get a great home and he rented out or use it as the primary residence. Regardless, the real estate market tends to be doing a little bit better than all rental market as of late.

For more information on the Miami rental market or real estate market stay tuned to my blog or browse all current homes for sale in the Miami area.

[Source - Miami.curbed]

Posted in Miami Real Estate