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,

Aug. 4, 2020

5 Reasons Miami is a Popular Place to Call Home

Miami has always been a hot stop for tourism and vacations, however, it is also one of the most desirable cities to call home and attracts buyers from all around the globe. It’s no shock that Miami’s sandy white beaches, crystal clear ocean water, and yearly warm weather play a role in its desirability, however, there are many other key factors that play a role in the cities popularity among homeowners.

Related: Life By the Beach Helps Eliminate Stress

5 Reasons Miami is a Popular Place to Call Home

Walkability is one of the most coveted things when it comes to purchasing a home as many homeowners want the option to walk to the store, beach, work, etc. Miami is known for having incredible walk scores and provides sidewalks, boardwalks, and trails for easy walking, running, and even biking.

5 Reasons Miami is a Popular Place to Call Home

Entertainment is in no shortage when it comes to Miami. Year round activities, events, concerts and markets can be found throughout the city. With so many events to choose from, locals are never in short supply of an evening activity or weekend event to attend.

5 Reasons Miami is a Popular Place to Call Home

Taxes are one of the most common things to generally drive away buyers, however, when it comes to Miami, there is no income, inheritance or estate taxes which is highly appealing to buyers and thus has made Miami a highly desirable place to buy.

5 Reasons Miami is a Popular Place to Call Home

Related: Things to Look for When Buying Luxury Real Estate

Beaches are normally one of the first things you think of when it comes to Miami, however, in addition to the popular destination beaches that are lined with tourists, Miami is home to dozens and dozens of beaches providing varying amenities and features to fit your mood or desires. From tourist spots, local hangouts, quiet relaxation, great waves for surfing, calmer waters for little ones, there is a beach for every occasion.

5 Reasons Miami is a Popular Place to Call Home

Home Prices in Miami are shockingly lower than you may think. While there are very luxurious homes that will run in the millions, Miami’s housing market is surprisingly affordable compared to other beach cities across the nation and thus attracts more buyers.

Related: More Cash Buyers in Florida Than Anywhere

With so many factors at play, it is easy to see why Miami is such a hot spot for people to set down roots. To search for your next Miami home, or for more information on Miami and all of its offerings, please feel free to contact our office at any time.

Posted in News
July 26, 2020

Can I Accept Another if I've Already Accepted a Contingent One?

"We want to sell fast but all we're getting is contingent offers? How does that work and do I have to accept them?"Can I Accept Another if I've Already Accepted a Contingent One?

This is a common occurrence, especially in buyer's markets. A contingent offer is typically referring to an offer a buyer has submitted that states they will buy the house once their own house sells first. Many buyers can't manage two mortgage payments so they must sell one to buy another. The offer may be great in the way of terms and price but the term contingent can make people wince, and it really shouldn't. Here's what's really going on.

A contingent offer simply states that the buyer is willing to buy your house once their's sells so they can use the money as a down payment on the new house. Your house can't close until their house does. While this may sound like locking the seller down, it really isn't that big of a deal. The buyers can either negotiate for a couple of different scenarios; they have already listed the property and it's currently on the market, or they promise to list within a certain amount of time, usually 3 days after mutual acceptance. The original seller can still keep the listing on the market under the classification of "contingent" and still market the property to other potential buyers. There may be stipulations on how aggressively the homeowner and agent can market, but regardless, it can usually stay on the market

If the seller receives another offer that is better than the first, non-contingent, the rules in the contingency typically state that the buyer has 3 days to either remove the contingency and go ahead with the purchase or withdraw their offer. Basically, the seller still has all the cards. They can keep the home on the market in case a better offer comes in and if not, the seller can take the contingent offer all the way through. There is also wording in the contract about the buyer's home getting an offer. They usually cannot accept a contingent offer since there would be too much riding on one contract. The buyer must accept a non-contingent offer, allowing the original seller a little more freedom in closing rather than waiting for deal after deal to close before they can finally walk away.

So a contingent offer is not bad and with the right terms could be a favorable option, especially if there haven't been any other bites on the house so far. Don't negate a contingent offer right away. It may be your best option! 

Have more question? Give me a call! I can help list and sell your Miami home or condo and have decades of experience negotiating and getting my clients exactly what they want.

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Posted in Miami Real Estate
July 20, 2020

Top Floor or Bottom Floor, What is Better When Buying a Condo?

 

When purchasing a condo one of the main questions that gets asked is which floor is the best. Ultimately, there is no standard fix it all answer as each floor provides its own pros and cons and ultimately it's up to the buyers on which will feed their desires and needs best.

Related: Things to Look for When Buying Luxury Real Estate

Ground Floor ProsTop Floor of Bottom Floor, What is Better When Buying a Condo?

Accessibility is the simplest and most common pro when it comes to purchasing a ground floor home. No need to carry groceries upstairs, or take multiple trips on the elevator.

While it isn’t always the case, oftentimes a ground floor home will come with more outdoor space or larger entryways and patios. This is especially coveted for plant lovers or those who love to be outside and want that extra bit of space.

Cleaning outside windows is a million times easier when it comes to a ground floor home. While many high rises do provide exterior window cleaning services, it may not be as common as you’d like, and thus being able to clean between cleanings is a definite plus.

Related: How to Keep your Luxury Home Looking its Best

Safety is of course a factor, and for those with small children or difficulty with stairs, having a ground floor home provides a higher level of comfort and safety. 

Ground Floor Cons:

Potential pest problems are higher with a ground floor unit vs. a top floor as the pests don’t have as far to travel. This can be avoided with proper pest control, but is a risk.

Ground floor homes will generally have more activity and higher noise levels due to being street level. This is especially true if your home is in a busy part of town with busy nightlife activities.

Natural light isn’t always as bright in ground-floor homes, so you may need to supplement with more lamps and extra lighting to keep your home bright.

Top Floor Pros:

Top Floor of Bottom Floor, What is Better When Buying a Condo?First and foremost is the breathtaking views that a top floor unit can provide. By purchasing a top floor home you are also purchasing the stunning views that come with it.

Being up and away from the hustle and bustle of the street level below, top floor homes are known for being quieter and more peaceful than the homes below.

Top floor homes can catch a good breeze allowing for the home to be filled with fresh air simply by opening a window ensuring the home never gets stuffy.

Privacy is never an issue when choosing a top floor home. There is no one above you, and generally, you don’t see neighbors out most if not all of your windows, allowing you full privacy.

Related: What Happens When your Condo Neighbor Tests Positive?

Top Floor Cons:

If an elevator breaks, you are either backed up and stuck waiting at a different elevator or forced to take the stairs, this is especially inconvenient should it happen after a grocery trip.

It takes longer to get out the door because you have to factor in the time it will take you to get down and out of the building.

Top floor homes are generally more expensive to cool in the summer as the heat from the units below rises.

In conclusion, both the bottom and top floor can make exceptional homes. Ultimately it is up to you to decide which will fit your needs and lifestyle the best.

To browse current homes for sale, find a real estate agent, or for more information on purchasing a condominium, feel free to contact our office at any time. 

More: 10 Questions to Ask Before Buying a Condo

 

 

Posted in Miami Real Estate
July 13, 2020

Things to Look for When Buying Luxury Real Estate

As with all real estate sales, there is a lot that goes into the purchase of a home, this is especially true when it comes to luxury real estate. Having a seasoned luxury real estate agent is key in any luxury purchase, so before setting out on your journey be sure to find an agent that has experience buying and selling luxury homes to ensure that you have the best and most stress-free experience possible.

Related: 5 Tips for Choosing the Right Luxury AgentThings to Look for When Buying Luxury Real Estate

Don’t rely on the listings. Communicating your search needs to your agent is vital. Oftentimes some luxury homes will not be listed publicly in order to help protect the seller's privacy, this could mean missing out on the “perfect” home. While it may be more difficult for you to find the listings on your own, your agent will have access to many platforms and thus find homes that you might have never seen otherwise.

When purchasing a home, especially those in popular areas such as coastal towns, be sure to ask about any planned construction within the area. The last thing you want is to fall in love with a top floor penthouse only to find out a new highrise is being constructed that will change your view completely. When purchasing a luxury home, you pay for the view so ensuring that there aren’t plans to hinder that view in the future is a must.

As with many homes today, luxury homes will oftentimes have HOA fees. In addition to ensuring that you are provided with top of the line amenities, make sure you look into the HOA reserves and financial reports prior to placing an offer on a home. A perfect home can be completely ruined by a poorly run HOA that doesn’t plan for the future. Without a healthy financial report and HOA reserves for updates and repairs, what may have great amenities or a new roof now, could take a horrible turn and lack the needed updates a few years down the road.

More: Who owns what in an HOA?

Finishes are key, while the majority of your purchase price will be paying for space and views, another critical factor that goes into the price of your home are the finishes and upgrades. You should never find a highly priced luxury home that has worn appliances or cheap flooring. While it isn’t necessarily common, be sure to look at the flooring of a home to ensure the seller hasn’t thrown in a cheap vinyl floor prior to listing to help the home look tasteful, this flooring will not last and within months may show wear, tear and scratches.

In addition to the flooring, take time to look at the technology and appliances within the home. The kitchen should be fitted with high end appliances, if not new, then no more than 3 years old, the exception to this could be if the home boasts antique stoves, collector pieces, etc. Have your agent discuss the electrical work within the home with the seller's agent to make sure the home is up to date on it’s electrical wiring and fitted for the best home security, heating and cooling, lighting, speakers, and more.

For more information on purchasing a luxury home, to view current listings, or to find a qualified agent, contact us at any time!

Related: What Makes a Luxury Home?

More: Pros and Cons to Beachfront Property

How to Buy a House

 

Posted in Miami Real Estate
July 8, 2020

How to Keep Your Luxury Home Looking its Best

How to Keep Your Luxury Home Looking its Best When purchasing a luxury home, oftentimes, the buyers will get caught up in the beauty and finishes of the home and forget about the maintenance and upkeep required in order to keep the home looking it’s best at all times. Luckily we live in a world where cleaning companies are readily available, robots can clean your floor, and cleaning options are more convenient than ever before. While hiring weekly, or even monthly cleaning services is always a great option, here are some ways you can keep your home looking it’s best without ever having to open your door to a stranger.

Related: What Makes a Luxury Home?

When it comes to sweeping, vacuuming and even mopping floors, generally at least an hour or work is involved. When you owna pet, live close to a beach, or spend a lot of time outdoors the likelihood of dragging in dirt, sand or having standing pet hair are exponentially higher, requiring you to sweep nearly daily in order to keep your floors clean. For most people, that is simply too much time dedicated to sweeping that they just don’t have. Meet robot vacuums. The top three robot vacuums based on ratings and reviews are:

#1 -  iRobot Roomba which has been rated the overall best vacuum currently on the market.

#2 - eufy Boost IQ RoboVac 11S which has been rated for the best value.

#3 - Samsung POWERbot Pet Robot Vacuum which is the best model for pet owners according to reviews.

Related: 10 Best Home Security Systems and How to Choose

In addition to floors the other big cleaning item that most people forget about is windows. This is especially true when it comes to high rise buildings, beachside buildings, or buildings with floor to ceilings windows that allow for breathtaking views and large amounts of natural light. While most highrises will hire window cleaners for the outside of the building, a service that is in some cases included in your HOA dues, the inside of the windows can get dusty, foggy, cloudy, and ultimately hinder your views and leave your home looking less than perfect. Yet again, today’s technology has come to the rescue and you can find robotic window cleaning systems to help keep your windows crystal clear. The top three robotic window cleaning systems are:

#1 - HOBOT 198 Glass and Window Cleaning Automatic Robot is the highest rated window cleaning system currently on the market

#2 -  Gladwell Gecko Robot Window Cleaner is currently reviewed as the best value window cleaner available.

#3 - HOBOT 268 Window Cleaning Automatic Robot is available for both a great price and with great reviews and is the cheaper model of the HOBOT 198

Related: What Happens if you Don't Vacuum?

With clean floors and windows your home will be sure to look its best at any time or any day allowing you to sit back, relax and enjoy your home to its fullest. As with any purchase, be sure to look into each of the options above to see which unit will be the best fit for you and your home.

To learn more about luxury real estate, to view listings, or to find a qualified agent, feel free to contact us at any time!

Related: Things in our home we probably clean too much!

Posted in News
June 30, 2020

Life By the Beach Helps Eliminate Stress

Life By the Beach Helps Eliminate StressAnd it seems we have a lot be stressed about lately, but somehow, living by the beach or at the very least, visiting it, can be life-changing.

Living at the beach eliminates the stress from your life and drops your cortisol production. This effect keeps you looking younger for longer and improves your physical and mental health. The waves and the sunshine are enjoying incredible leisure time.

The ocean offers some amazing watersports opportunities. From jet-skiing across a bay to kite-surfing, or free-diving, sea fishing, the ocean has a wide variety of activities to fill your spare time.

On land, you can anticipate most coastlines to feature very colorful scenes and offer outstanding hiking, biking trail and walking trails, getting back to nature.  With so much to do and see, you will find yourself getting outdoors and getting in better shape.

The fresh, salty air of the Florida coastline will work miracles with your lungs. Living in the city exposes us to toxins from air pollution and other environmental toxins that collect in our lungs and are pushed out into our bloodstream. Many people often experience a polluted environment and develop respiratory conditions such as bronchitis and asthma.

Fresh salt air cleans out your lungs of this dirt and toxins that have built up over time. Salt air clears out these toxins and lets you breathe with ease.

Read More: 3 Things to Consider When Buying a Beach Home

Life By the Beach Helps Eliminate StressThe beach has a slower pace than living in the city, even though Miami is a bustling city. Step onto the beach and life seems to move slowly at the beach. This comes as no surprise being that the frantic pace of modern living in city.

Walking on the beach is very healthy for your back, legs muscles and it is fun listening to the seagulls and waves come into shore. Looking for seashells and picking up and seeing mother nature at work. Walking on the sand on warm days when the fog rolls in or watch a storm from your window. It can be cold on the beach, rainy, windy, and high waves but it is still a good feeling being there. Walking barefoot in the sand helps with every step forward, your foot sinks into the sand and your foot and leg muscles work extra hard to push you up and propel you forward, according to exercise physiologist Steve Rhyan.

Move to the beach sit and enjoy the waves and the sunshine and in the evening watch the sunset and not worrying about the scurrying of the city anymore.

So, is it time to move to the beach? Check out all the waterfront homes and beachfront homes in Miami and Miami Beach. It just might be good for your health!

 

Posted in Miami Real Estate
June 24, 2020

What Makes a Luxury Home?

http://www.elitemiamiproperty.com/blog/what-luxury-real-estate/When people think of purchasing luxury real estate, oftentimes they assume this means expansive homes with room to spare, and while this is true in most cases, there are a lot of other factors that play into deeming a home “luxury” aside from just the size. So what all goes into designating a home a “luxury home?”

Space - Space is indeed a factor when it comes to luxury homes, and while this isn’t always the case, many luxury homes will provide the homeowner with space to spare, more recently luxury homes have become open and provide great rooms, expansive kitchens, and a cohesive layout maximizing and creating as much usable space as possible.

Ceiling Height - It is extremely rare to find a luxury home listing that does not have a minimum of 9’ ceilings. Having 9-10’ ceilings, or even vaulted ceilings play a huge role in deeming a property a luxury property.

Price - You can’t find a luxury home for $300,000, most homes that have a luxury real estate listing will start in the 1 million range and go up from there. This does vary slightly pending on location, but it is extremely rare to find a luxury home for under 1 million.

Miami luxury homesAmenities - Nearly all luxury homes, especially condominiums, must have top of the line amenities provided to the homeowners. These amenities must be kept immaculate at all times.

Appliances - It is highly uncommon to find a luxury home that does not include top of the line appliances, this applies to all household appliances, not just those found in the kitchen. In addition to the normal everyday appliances, there are often many extras included such as espresso machines, steam ovens, towel warmers, etc.

Location/Views - There are some rare cases where you can purchase a luxury home without a view, however, most luxury homes are in highly desirable areas and provide breathtaking views. In addition, they are oftentimes close to local restaurants or shopping needs allowing the homeowners to walk to many destinations.

Security/Tech - Luxury homes need to be up to date with all the latest and greatest technology. This includes security systems, heating and cooling systems, outlets, sound systems, lighting, the list goes on and on.

When purchasing a luxury home, you are purchasing so much more than the square footage, but all of the extras within. To ensure you are getting what you pay for, make sure you are working with a trusted agent who specializes in buying and selling luxury real estate.

More: 5 Tips for Choosing the Right Luxury Realtor®

Posted in Miami Real Estate
June 9, 2020

5 Tips for Choosing the Right Luxury Agent

5 Tips for Choosing the Right Luxury Agent

Luxury real estate is in a category all its own. There are specific luxury buyers, a demographic that is somewhat set apart from the general public, and whether you are a celebrity or not, choosing the right real estate agent for your needs, especially with selling a luxury product of any kind, takes finesse and experience. I've worked in the Miami luxury real estate market and Brickell for numerous years and understand the market and how to target our prime demographic in order to get the right buyer in the door. Whether your listing your property on the MLS or keeping it exclusive, here are five tips for choosing the right luxury real estate agent to sell your property.

#1. Accreditation and affiliation.

Clearly, you must have a licensed real estate agent or broker that is licensed within the community or county in which you are selling. You want someone that is very familiar with the area, understands the buyers and has the right accreditation to sell luxury homes. Rules and regulations of real estate change overnight, it seems, and a great real estate agent needs to stay on top of all of these changes to offer the best service for clients.

#2. Understand what selling luxury really means.

A luxury home means that it is at the higher end of the pricing scale and offers luxury amenities such as swimming pools, unique rooms, functions, high-end materials, finishes, size and location. Because your home may not be the norm, it takes an experienced real estate agent that is familiar with luxury in order to price it correctly. You don't want to leave money on the table but you also don't want to sit on the market longer than you have to.

#3. Use an agent that understands the buyers.

Luxury home sellers typically appeal to luxury home buyers. Whether it's the buyer's first home, or fifth, those luxury buyers require expert customer service as well and dealing specifically with the luxury buyers agent skills in negotiating strategies. I know where the buyers are, how to market to them, and I have connections in the luxury real estate market throughout the Miami-Dade County area.

#4. After-sales service.

My service doesn't stop when you close on the home. Let's talk about your future needs moving forward and how else I can assist you for purchasing another home, putting you in contact with the luxury real estate buyers agent in another area if that is your plan, and prepared to assist you in every step of the way to make sure that the deal does not fall through.

#5. Personality.

You have to click with a person regardless of their experience or track record. If everything else checks the boxes but our personalities don't mesh, I want to be transparent in that reality and help assist you with the right agent for your needs. Not everyone can work together and I want to make sure you're comfortable throughout the process, you feel comfortable with people coming into your home, and the strategies I use to price, market, and negotiate for your best interests and priorities.

For more information on how to work with me when selling your luxury Miami home,
contact me at any time at 786-443-9649

Posted in Miami Realtor
June 5, 2020

How to Be More Productive in Your Home Office

How to Be More Productive in Your Home Office

Many of us are still working from home and in several occupations around the country this might be the new norm. If you've been struggling to work at home because of kids, lifestyle, or just distractions, you're probably not too productive. If you're looking to up your game, create a more productive space, and simply be more productive in your work, here are some tips.

Separate the space.

You need a space that you can go that is completely dedicated to work. This might mean converting a spot in the garage, creating an outdoor home office, or making a bedroom into an office or a separate part of the house. Understand the layout of your home and your property and try to maximize the space as much as possible. Can you combine two rooms to allow yourself a home office is separated from the rest of the house?

Remove distractions.

TV, video games, or even if your fridge is in direct line of sight from your office can all be distractions. Even facing a window can be a big distraction if there's a lot of stuff going on outside. You want a specific space that you can operate in that offers the least amount of distractions to give you the most productive work time. Remember, the more productive you are during the day means you'll have more time to spend doing things you really want to or in other parts of the house.

Add in some orange.

Did you know that oranges consider the color of focus, productivity, and organization? I'm not saying you have to paint the entire house orange, but adding in an orange lamp, vase, or pillows can inspire energy and increase concentration.

Green works two.

A Norwegian study found that desk plants and flowers can improve attention rates and keep people focused. This might mean something as simple as a house plant in the corner or flowers on the desk.

Lighting is important.

Good lighting can ensure what you're seeing and what you're working on without straining your eyes don't skimp when it comes to providing enough light and good lighting. Pay special attention to areas where you really need to see and don't stress about having too much light as that's never usually a problem. Cool lighting is actually better for clarity of mind and maintaining your concentration over warm lighting.

Keep a to-do list front and center.

You want to stay on track and that means keeping yourself organized, neat, tidy, and your to do list front and center. Keep referring back to it to make sure that you've gotten everything done that you need to do for that day or if you need to carry over things on the list for the next day.

Temperature control. Being too hot or too cold is a recipe for distraction so take steps to make sure you're as comfortable as possible whether that's putting in a heater in the room, a fan, or dressing appropriately.

If you're looking for a home with a home office already built-in, give me a call. If working from home looks like it's going to be permanent, you'll want that privacy and that space to make you the most productive you can be. Call me today for Miami real estate with home offices whether it's condos or a single-family home.

More:

10 Steps to Creating a Backyard Oasis

5 Ways to Create a Unique Budget Garden

7 Places to Declutter While at Home

Posted in News
May 18, 2020

More Cash Buyers in Florida Than Anywhere

More Cash Buyers in Florida Than Anywhere

MSN recently did an article where homebuyers are paying AND all five cities listed were in Florida. "Nearly 38% of homes and condos purchased nationwide in the second quarter were all cash transactions." This is slightly lower than the previous quarters three year high of 42% of transaction and it was also higher than the year before. This data is provided by Realty Trac 24/7 Wall Street. Cities included Cape Coral and Fort Myers, St. Petersburg and of course, the Miami – Fort Lauderdale and Pompano Beach area.

More than 64% of home sales in the Miami metro area were paid for in cash during the second quarter of this year, more than in any other metro area in the nation. The percentage of cash sales was exactly 64.1% with a median list price of $225,000. This in addition to the local real estate market has also attracted interest from institutional investors who made up more than 8% of sales in the second quarter. This includes wealthy Latin American buyers who provided a boost to Miami real estate sales.

Why?More Cash buyers in FLorida than anywhere

The reason for a lot of this is that stricter lending standards combined with low inventory gives the advantage to investors in cash buyers. The average sales price of an all-cash purchase in the first quarter was $207,000. Many of these cash buyers are also baby boomers who have recently paid off their homes and now want to downsize. Retirees can tap into their retirement accounts and pay cash for a second home, especially in places like Florida.

Other cash buyers may be looking to "flip" properties by borrowing money from family or friends and then repaying the loan with the proceeds from the sale. According to an article in USA Today, "the high percentage of all-cash buyers indicates the housing market recovery is for real and buyer confidence is restored." Many buyers are willing to put their own money on the line to buy properties instead of financing which can create a false sense of nonchalance or being able to walk away if things don't work out right. Buying homes with your own cash means you are fully responsible for the success of that property and feel confident about their housing market recovery.

Pretty much the only downsides is that these all-cash buyers might be winning out over some first-time homebuyers who can afford to purchase a property with. Cash offers are much more appealing to sellers especially banks and first-time homebuyers that need a mortgage may get squeezed out of the market. Banks have already tightened lending requirements and many young people are finding themselves with too much debt to incur a mortgage.

However, the overall sense of the housing market is a positive one and because there are people putting their own money on the line it helps the housing market as a whole recover much quicker with a more positive outcomes for investors, first-time home buyers in cash buyers alike.

 

For more information on buying a home in the Miami area with all cash or if you're struggling to find the right home after applying for a mortgage please give me a call. We have tactics and strategies that work with both sides of the equation and can help you get the home you're looking for.