March 14, 2014
When choosing a Miami Beach Realtor, you do research, you ask around and you look at real estate sales and movement in your area – but do you know what to ask a Miami Realtor once they are in front of you? Here are some basic questions you should ask to help you make an informed decision when choosing a Realtor.
1. Are they in Real Estate Full Time?
This is huge since a lot in the industry have had to take second jobs to supplement their income. You want to make sure that the professional you choose can handle and is focused in handling your real estate needs at a moment’s notice.
2. Do they know sign language?
Communication is key between parties and that’s the number one objection we hear from our customers about the real estate industry. Ask how your Realtor will communicate with you during the process – regular e-mails, phone calls, smoke signals, snail-mail, telex (I’m dating myself here).
3. How will they promote, push and plug your property?
The word “marketing” can be very broad. Make sure the agent details their marketing plan with specifics – Social Media, Print advertising, Internet and Traditional methods. Placing a property in the MLS and putting a sign in front of a property is not enough in today’s market.
4. Who will do the honors?
Ask who will show your property – will they have an assistant available or will they use the legendary lock-box? If this is important to you, make sure you ask. I would also make sure to ask who will have the keys to your property and how will access be granted if they are not the ones showing the property.
5. Do they answer their phone?
I know this seems trivial, but you would be surprised how few agents answer their phone and actually return messages in a prompt manner.
6. Do they have paparazzi qualities?
This is the number one complaint from buyers today – when looking for properties they skip the ones without photos or the ones with bad or few photos. Make sure you ask your agent how quickly they will photograph the property and include those photos in all marketing and who will take the photos. (there’s an inside joke in the industry about agents who photograph toilets). Sometimes a creative eye that discriminates a particular property feature will attract traffic to the listing. And professional photography is a MUST!!
7. Can they dance?
Once your property is under contract – how do they manage the transaction? Are they experienced in dealing with all the problems and objections of today’s real estate market. Many contracts that fall through due to poor transaction management.
8. Do they sleep around?
Will they look out for your best interest or theirs? This is a difficult question to ask and you need to be able to discriminate against true and honest answers.
9. What’s their annoyance factor?
It is customary for agents to keep in touch with you so you remember them and refer them business. It’s never a bad idea to ask how they plan to do this. This is very personal since you may not mind drip campaigns for the rest of your life made up of postcards and recipes, phone calls and inquiries. But this is also a great way to learn about the agent’s business practice.
**one of my faves – originally written on January 24th, 2009**
February 28, 2014
To make a National Geographic Top 10 list is no easy task and then to see Miami Beach sit amongst ridiculously gorgeous destinations like Nice, Honolulu and Rio de Janeiro is a dream come true for us locals. Yes, we always boast that we live where you vacation, but this just adds a little “umph” to that statement.
photo by Hendrik Holler, Photolibrary
Here’s what National Geographic has to say:
Separated from Miami by Biscayne Bay, Miami Beach is a barrier island and city unto itself fringed with nine miles (14 kilometers) of sandy Atlantic beaches, the red-hot center of which is South Beach. Once a seedy outpost, the 25 art deco-filled blocks known as SoBe has emerged as a stomping ground for the glitterati. Park your towel among the glamorous denizens at the southern tip of the beach.
Other famous Beach Cities on the list include Barcelona, Cape Town, Sydney and Tel Aviv. Thank you National Geographic for reinforcing the fact that Miami Beach is an amazing place to live and enjoy.
February 21, 2014
I love unpretentious, low scale projects and Beach House 8 is one of them. Designed by Arquitectonica and developed by Valerio Morabito from Morabito Properties and Ugo Colombo from CMC Group. We’re talking right on the ocean on Collins and 36th Street and only 8 residences. The epitome of luxury and exclusivity and to top it off, interiors by Michele Bonan.
Developer Valerio Morabito explains the concept behind Beach House 8,
“I wanted to create the feeling of being in your own space, almost as if you are on the bow of a yacht. This idea is reflected in every aspect of the building: the maritime feeling of the sleep interiors, the generous glass surfaces, the long terraces, the light filtering from every corner of the space.”
Architect Bernardo Fort-Brescia explains the play on volumes of the facade,
“Unlike the usual Miami high-rise where everything lines up and everything is exactly the same, this facade consists of a series of shifted frames, expressing a series of houses in a very pure and abstract way – shifting as if moving from the water to the land, capturing the wind, all the dynamic movement of Miami, all the energy of the ocean waves.”
Beach House 8 Features and Amenities
- NY concierge services provided
- 2 parking spaces for each residence
- 1 pool-side cabana for each residence
- Fitness center with Technogym equipment
- Completed terrace floors with stone
- 75′ pool with jacuzzi
- Private pool and beach service
In shared outdoor and lobby areas, elements from wood-paneled drawing rooms to decking finished in Mauritian Teak, from natural-fiber banquettes to dark-blue mosaic tiling in the pool, from the garden waterfall to the airy 14-foot ceilings at the entry – combined with a full suite of concierge services appropriate for cosmopolitan living – all create an atmosphere of both understated elegance and contemporary informality. Just right for where the city meets the beach.
Beach House 8 residence features
- Boffi Kitchens
- Marble countertops quarried in Italy for kitchen and baths
- Custom made, built out closet systems
- Energy efficient LED downlighting in key areas
- Lutron Home-Works lighting control system
- Creston home automation system with the ability to control audio, video, HVAC, lighting and window treatments
- Prewired for motorized window treatments
- Prewired for HSIA (high speed internet access)
- Prewired for telephones, cable TV and satellite video
- Security System
Beach House 8 Price List
Pricing starts at $5.9 Million and residences start at 3,783 sq.ft. (378 meters) with 989-2,899 sq.ft. of exteriors(99 to 290 meters). The penthouse will have 5,242 sq.ft.(524 meters) with 6,230 sq.ft. exteriors(623 meters).
Accepting deposits now of 10% to guarantee price as well as residence. Remember that these developments vary in pricing depending on popularity and increase in price upon demand – these prices are valid now and will increase (Don’t say we didn’t warn you). We always tell our clients to reserve early since deposits are refundable.
Remember our team is ready to help you with your Beach House 8 Purchase and of course surrounding condos as well. We also have floor plans. Call us for details 305.758.2323 or firstname.lastname@example.org
February 17, 2014
What a great surprise to find in Sunday’s Miami Herald – Congratulating 2014 Miami Leaders from Miami Association of REALTORS (the largest Realtor Association in the nation!). Proud to serve with such esteemed colleagues in the YPN Leadership Board. (yours truly in lower left corner)
January 8, 2014
Miami Beach real estate is being watched closely by the rest of the country because it keeps beating records and many think it’s another real estate bubble. But the numbers may surprise a lot of you because the waterfront luxury market has remained strong but has not appreciated at a fast speed from last year as many hoped. I can even venture to say that the growth and appreciation in the Miami Beach waterfront real estate market was conservative in 2013.
There are currently 153 Miami Beach waterfront homes for sale right now ranging from a $549,000 North Beach home, to the previously JLo owned $40 Million North Bay Road home.
Although Miami Beach homes remain extremely desirable by locals as well as foreigners, the stable numbers may be a relief for many that remain skeptical. The median listing price for a Miami Beach waterfront home is currently $5.5 Million. Out of the 120 waterfront homes sold in 2013, the median sold price was $2.185 Million (compared to $2.8 Million in 2012). Because real estate is local in nature and I don’t like giving you generalized figures for all of Miami Beach that may ultimately mean nothing to you, let’s look at the Miami Beach real estate market by island.
Star Island Home Sales
1 Star Island waterfront homes sold – located at 43 Star Island Dr – selling at $1,486 per square foot at $16.5 Million. This Star Island estate has a main house with over 11,000 sq.ft. of living space, and 2 separate guesthouses on a 48,266 sq.ft. lot with over 200′ of water frontage and docking.
Palm Island Home Sales
8 Palm Island homes sold on the water – highest sale at $10,625,000 for newer construction home located at 130 Palm Ave. with 7,940 sq.ft. of living space, 6 bedrooms / 8 bathrooms and 1 half bath, sitting on a 30,000 sq. ft. lot with 100 feet of water frontage. The average price per square foot for Palm Island homes coming in at $1,004 which is slightly lower than 2012′s average of $1,211.
Check out this beauty that sold for $7,431,750 in June of 2013- formerly home to Al Capone and totally renovated. The home sits on a 30,000 sq.ft. lot with 100′ of water frontage, over 6,000 sq.ft. of living space and separate cabana. It had been originally listed for $9.95 Million in 2012 and is now back on the market for $8.9 Million after selling for $1,218/sq.ft.
Hibiscus Island Home Sales
2 Hibiscus Island homes sold on the water –one for $8 Million (pictured below), located at 432 S Hibiscus, with bay and downtown Miami views and the other one for $3.2 Million at 151 N Hibiscus Dr. Bringing the average price per square foot for Hibiscus Island in 2013 to $967, compared to $1,099 in 2012.
Venetian Islands Home Sales
There were 13 Venetian Island waterfront homes sold – prices ranging between $2.775 and $14 Million, with an average price per sf of $965 compared to 2012′s average of $804. The highest sale was for Villa Fendi at 1 E Dilido Dr, super contemporary new construction, with media room that doubles as own private nightclub. The home was originally listed for $14.9 Million in October of 2011.
Sunset Islands Home Sales
There were 12 Sunset Island homes sold on the water – prices ranging between $2.9 million and $15.45 Million. The average price per sq.ft. coming in at $1,029 compared to $976 in 2012.
The highest sale was for the home located at 2555 Lake Av (Sunset Island II), that was marketed as having been owned by “William Pawley, whose son was engaged to legendary Elizabeth Taylor. The famous couple spent many romantic times at the property, enjoying countless hours by the pool, under the brilliant sun, and later, under the soft Miami moonlight” << gotta love Miami celebrity homes! The home was renovated – with 7 bedrooms, 9 bathrooms and 1 half bath, over 9000 sq.ft. of living space, 35,100 sq.f.t lot and 150′ of water frontage.
North Bay Road Home Sales
There were 5 North Bay Rd waterfront homes sold this year. Their prices ranging between $30 to $3.25 Million and averaging $976 per sq.ft. compared to $964 in 2013. The highest sale was for A-Rod’s Miami Beach home, an ultra modern estate with almost 20,000 sq.ft. of living space, 275′ of open bay frontage, complete with interior batting – located at 4358 N Bay Rd and selling for $30 Million.
This is also where Matt Damon’s Miami Beach home is and is currently for sale for $18,999,000.
La Gorce Island Home Sales
There were 2 waterfront La Gorce Island homes sold. One for $30 Million and the other for $13.75 Million and averaging $1,658 per sq.ft. compared to $908 in 2013 < talk about a HUGE jump! The highest sale was Castello del Sole, an Italianate estate with 349′ of open bay water frontage, almost 17,000 sq.ft. of living space, 3 docks, lighted tennis court, tiki bar, Versace furniture, double kitchen, rotunda ceiling, library, theater, safe room, 5-car garage and 70,913 sq.ft. lot – nothing humble about this magnificent property.
Allison Island Home Sales
There were 2 Allison Island homes sold on the water in 2013. Their prices ranging from $8.6 Million to $3.22 Million with an average price per square foot of $664, compared to $685 in 2013. The highest sale was for the new construction (from 2011) located at 6633 Allison Rd which was the highest sale in 2012, selling then for $8,325,000 and again in December of 2013 for $8,600,000. That’s a nice profit for holding the house for 12 months.
North Bay Island Home Sales
There were no waterfront homes sold in N. Bay Island
Normandy Island Home Sales
There were 16 waterfront homes sold in Normandy Island. They ranged in price between $740,000 and $3.02 Million for the mid-century modern (featured in our Mia-Mod Homes series), bay front home located at 1001 N Shore Dr – with 5,000 sq.ft. of living space, 5 bedrooms, over 16,000 SF of land and 95 feet of water frontage. The average price per sq.ft. in Normandy Island coming in at $444, compared to $346 in 2012.
Biscayne Point Home Sales
22 Biscayne Point waterfront homes sold in 2013 ranging between $550,000 for a short-sale , to $3,425,000 for the home located at 1651 Cleveland Rd. This completely remodeled 2-story home has 4,647 sq.ft. of living space, 11,250 sq.ft. lot, has 6 bedrooms, 5 bathrooms with new dock and boat lift and 75′ of open bay water frontage. The average price per sq.ft. in Biscayne Point increasing to $450, compared to $393 in 2012.
Stillwater Island Home Sales
5 Stillwater Island waterfront homes sold ranging between $750,000 for a fixer-upper, to $1,517,500 for the home at 1151 Stillwater Dr– with 1,816 sq.ft. of living space, 3 bedrooms, 7,500 sf lot and 50 feet of water frontage. The average price per square feet for Stillwater decreasing to $523, compared to $590 in 2012.
Pinetree Drive Home Sales
There were 8 Pinetree waterfront homes sold ranging between $1.5 Million for a short sale at 6165 Pinetree Dr., to $10.2 Million. The highest sale of $10,200,000 was for the remodeled mediterranean mansion built in 1929 with over 14,000 sq.ft. of living space, a 67,000 sq.ft. lot, over 200 feet of water frontage – 2 docks, 3,200 sq.ft. master suite, separate guest house, billiards room, and tennis court. The average price per sq.ft. in Pinetree coming in at $714, compared to $660 in 2012.
Miami Beach’s waterfront housing market showed really fast recovery in 2012 but as numbers show, that recovery has remained stable. There were some record-breaking sales that may have skewed the numbers in the past, but it does feel good to reach stability and get away from crazy price increases. What makes our market different that any other is how desirability of a property can change due to:
- location even if in very close proximity from another property
- history of the home – from a picturesque past to celebrity ownership
- how the house sits on a property related to how the sun rises and sets
- architectural design and involvement of top name designers
- water frontage description and views
We also need to keep in mind that 61% of all sales in Miami were CASH as reported in the International Real Estate Congress held by The Miami Board of Realtors this past November. Cash deals lead to fluctuation in sale prices because these are not bound by appraisals of comparable sales by financial institutions, but buyers still do their numbers and do not just throw money at sellers blindly. We are seeing properties listed way above market prices with sellers hoping to become another record sale, but just keep in mind that these are no longer the norm, as evidenced by sales in 2013.
Take a look at this graph and see how different islands compare. The big surprise is how La Gorce Island surpassed Star Island by price per square foot. The other change is how there is not much disparity between Palm, Hibiscus, The Venetians, Sunset Islands and North Bay Road. If you are interested in seeing last year’s graph, click HERE.
So what will 2014 bring us? We can always expect some record sales, but we see more of a normalized market that does appreciate conservatively. Lack of housing inventory will drive prices up in some desirable areas, so be ready to open your wallets in certain scenarios. And we also expect some unique properties being erected and sold for unexpected prices because we are Miami after all.
We remind you that we specialize in luxury properties in Miami Beach and welcome the opportunity to represent you in your next real estate transaction. We keep all of our client communications and inquiries confidential.
December 18, 2013
There are currently 54 Fisher Island Condos for sale: (same as last month)
- Highest priced listing: $14,995,000 for an exclusive Oceanside (4 bedrooms / 5.5 bathrooms)
- Lowest priced listing: $170,000 for a 1 bedroom / 1 bathroom at Marina Village
- Pending Sales: 5 (2 less than last month)
- Closed sales in November: 2 (compared to 0 last month)
The 2 Fisher Island condos that sold in November were the following:
- Oceanside at Fisher Island – 7600 Fisher Island Dr – Custom designed floor plan – contemporary 5 bedrooms / 5.5 bathroom with nanny/in-laws quarters – listed for $6.2 Million and selling for $5.4 Million
- Marina Village Gardens No. 2 – 40304 Fisher Island Dr – foreclosure top floor 2 studio units combined with 1 bedroom and 2 bathrooms. Listed for $304,900 and selling for $300,000.
Fisher Island Equity membership is $250,000 with annual membership dues. There are also Yacht slips available for purchase up to 170 feet (17 meters). Fisher Island remains unparalleled when it comes to security, privacy and exclusivity and this is what makes Fisher Island Living so prestigious.
Contact us at FisherIsland@miamism.com
**5341 Fisher Island Dr – Bayview Fisher Island Condo – corner residence on 4th floor with views of Biscayne Bay and Downtown Miami Skyline. 4 bedrooms / 4.5 bathrooms with wrap-around terraces and marble floors, 4,010 sq.ft. of living space (400 sq.meters).
Listing price is $3,700,000.00
November 22, 2013
Matt Damon’s Miami Beach home has been reduced from $20,000,000 to $18,999,000 – that’s almost a whoopin’ 6% reduction! Check out our previous article on the hunk’s magnificent Miami Beach Manse.
Thank you Curbed Miami for giving us the scoop on Matt Damon and his Miami Beach home being for sale. I have to admit that I don’t have many crushes on actors, but there’s something about Matt Damon – he won me over with his “Good Will Hunting” performance and I would probably be star struck if I saw him (GASP). So enough about Matt and let’s talk real estate.
This North Bay Road home boasts almost 13,000 sf of living space with 7 bedrooms and 9.5 bathrooms. It has 170? of open bay water frontage and sits on a 43,690 sf lot. It was built in 1935 and obviously remodeled (DUH) and although it has a nice charming 30?s feel to it, it also feels modern.
It is modestly priced at
$20 Million $18.999 Million and could have Chris Bosh as a neighbor close by …and not to mention “Matt Damon appeal.”
Here are some exterior shots:
The marketing description reads (let me know if you need translating):
Your own private retreat in the heart of Miami Beach awaits you on prestigious upper N Bay Rd. Situated on a rare double lot w/170? of water frontage, Maravilla boasts breathtaking, unobstructed views of Biscayne Bay & beyond. The pool house w/full summer kitchen allows for easy entertaining & a rooftop terrace provides panoramic views of the entire property. The 2-stry main house features a theatre rm, wine cellar, custom ofc, oversized living rm overlooking the water, gourmet kitchen. 2BR/2BA guest hse.
And finally, the interior:
If you are interested in this house or any other Miami Beach home, please email us at email@example.com. No curious onlookers please, just real buyers…and don’t get offended if we ask for proof.
**property information courtesy of South East Florida Multiple Listing Service**
November 15, 2013
There are currently 54 Fisher Island Condos for sale: (2 less than last month)
- Highest priced listing: $14,995,000 for an exclusive Oceanside (4 bedrooms / 5.5 bathrooms)
- Lowest priced listing: $170,000 for a 1 bedroom / 1 bathroom at Marina Village
- Pending Sales: 7 (3 more than last month)
- Closed sales in October: 0 (compared to 1 last month)
Fisher Island condo inventory is staying steady. We’re talking the Realtor cliché of low inventory and high demand that drive prices up. Arguably, Fisher Island is different and its audience is exclusive and elite and don’t always follow market trends. But desirability continues to be this private island’s forte.
Contact us at FisherIsland@miamism.com
**7245 Fisher Island Dr – Oceanside Fisher Island corner residence at Villa Del Mare with wrap-around terraces that feature panoramic direct ocean views. 3 bedroom, 3.5 bathroom unit with 3,140 square feet of living space and includes equity membership. Listing price is $11,000,000.
October 30, 2013
** see below for featured Bay Harbor Island home sale information**
There are currently 12 Bay Harbor Island Homes for sale: (1 more than last month)
- Highest priced listings is for
$5,750,000$5,500,000 (9800 W Broadview Dr)
- Lowest priced listing is $8799,000 (1350 98 St)
- Pending Sales (properties under contract): 1 (3 less than last month)
- Closed sales in September: 0 (compared to 2 last month)
There were no Bay Harbor Island homes sold in September but don’t let that scare you. The inventory is low and the demand is always there. Some property currently listed are a bit overpriced compared to recent comparable sales, but Bay Harbor Island sellers are known to be firm and patient.
Please take a look at our featured property this month, is one of those that excite us and the architecture is superb!! Just add a pool and impact windows and you have a dream home!
Contact us at BayHarborIslands@miamism.com
**1360 98 St – Bay Harbor Islands – Mid Century Modern gem by acclaimed architect Don Reiff. With everything you want from a Tropical Modernist home, including terrazzo floors, open beamed ceilings, clerestory lighting, covered porch ….and more. The house has been meticulously cared for with 4 bedrooms / 3 bathrooms, 2380 sq. ft. of living space, 85′ X 125′ LOT, located on the North side of Bay Harbor Islands on a dry lot. Priced at $1,195,000.
October 16, 2013
The Miamism Sales Team would like to let you know about 2 amazing Miami Beach historic homes for sale right now, designed by famed architect Lawrence Murray Dixon. You know we specialize in architecturally significant homes in Miami, so it’s our job to let you know about these 2 Miami Beach Historic homes that are for sale.
Lawrence Murray Dixon, aka L Murray Dixon was responsible for designing several South Beach hotels like The Victor, The Tides Hotel, and The Raleigh, just to name a few. He was also the architect of The Temple House in South beach together with other notable residences. Dixon was one of the most prolific architects practicing in Miami Beach in the late 30′s and early 40′s and built everything from modest homes to large scale hotels in the Art Deco style in Miami Beach. According to “The Making of Miami Beach: 1933 1942: The Architecture of Lawrence Murray Dixon,” written by 2 of my University of Miami architecture professors, Jean Francois Lejeune and Allan Shullman,
What makes Miami Beach remarkable is not only the way in which Dixon and his colleagues used Art Deco to meet the local need for lower cost resort architecture, but the way in which they adapted the style to incorporate local motifs and historical styles. The result is the unique architecture of South Beach, as it is now known, the largely restored international vacation hotspot, and the country’s first twentieth-century architectural district to be placed on the National Register of Historic Places.
4532 Sheridan Av – Miami Beach home by L Murray Dixon
Priced at $1,600,000
This is the type of home that gives me goosebumps. Just look at the terrazzo floors!! This 3,309 sq.ft. home located just south of Surprise Lake in Miami Beach, has 4 bedrooms and 4 bathrooms and sits on a 7,500 sq.ft. lot. It has been recently remodeled and as you can tell, key architectural features are intact. It has a separate guest house with bedroom and full bath.
2315 N Meridian Av – Miami Beach Home by L Murray Dixon
Priced at $1,050,000
A diamond in the rough in the truest definition of the statement. Here’s the chance for a buyer with a passion for historic homes to restore a pristine property. When I say pristine, I mean the details because the home is in obvious need of renovation. I always tell clients that I rather grab a home in bad shape to restore, than one that has been butchered through the years.
This 3,279 sq.ft. home has 4 bedrooms and 5 bathrooms, interior courtyard and detached guest house. The terrazzo floors are gorgeous and look at the staircase! The lot is 10,400 sq.ft. and personally, I feel that the buyer of this property will be a lucky one.