Historic Cuban Barrel Tile

A lot of you will be reading this thinking its a bit boring (at least Rick thinks so), but I wanted to address this because a lot of our Miami Beach Real Estate customers are constantly asking us about certain elements  of historic homes – so here it is …proceed with CAUTION.

Historic Cuban Barrel Tile is one of the key elements found in Mediterranean Revival Architecture.  Key, because it is one of the most visible elements and because without it, a historic house can seem stripped from its roots.  It is the one single element that has a history of its own.  It is a handmade or hand processed barrel natural clay tile, either made in Cuba prior to the imposition of the U.S. Embargo, or manufactured in 18th Century Spain, salvaged from buildings in Cuba and imported to the United States during the 1920s and 30s. (hence the name ‘Historic Cuban Tile’).

When buying a Miami Beach historic home it is important to identify the original elements of a structure in order to know how well preserved the property has been through the years.  Most buyers of historic properties will look for properties that have maintained its historic integrity or properties that have the potential to be restored.  Historic Cuban tile is one of those elements that are cherished by the ‘historic community’, but don’t be surprised if finding a home with Cuban tile may mean that the roof is not water tight and a new roof may be necessary.  There are several steps that must be taken to replace a roof with Historic Cuban Tile.

1. Identify that a property does in fact have Historic Cuban Barrel Tile.  A lot of these tiles have an embossed identification mark usually located on the convex side at the wide taper end of the tile.
2. Once tile is identified as historic and property needs to be re-roofed, all means should be taken to salvage the tile.
3. Historic Cuban tile can then be mixed with modern hand-made tile, where the historic tile is used in caps, rather than pans to take full advantage of the visible portion of the new roof.

Please note that if Historic Cuban Tile was not found on the property, there are many ways of building a historically appropriate roof.  Historic Cuban Tile can be purchased, or when that is not financially possible, there are manufacturers of hand-made barrel tile that can be used to achieve the original look of the roof.   There are also  roofers that specialize in historic roofs, not only in salvaging original historic barrel tile, but doing installations that are historically appropriate like reapplying the tile correctly, and using double caps and/or pans on the edge of the roof line.

The overall look of a roof with Historic Cuban Tile is that of an ‘aged’ or ‘informal’ nature.  These tiles, because of their porous clay material will accumulate mold and pressure cleaning is not recommended.  There was a problem recently in Miami Shores with Code Enforcement requiring historic homes to pressure clean their roofs and every time I think of it I shake my head in disbelief.  In order to be able to appreciate our historic homes and architecture, it is important to educate ourselves on the materials, the process of construction as well as the history behind these.

The response I have gotten from this article has been amazing.  I am happy to see people interested in historic materials and more so, being interested in restoring the historic relevance of their homes.

Buying a Miami Beach Historic Home – Mediterranean Revival

As an architect, I love historic homes and the historic real estate market is one of my favorites. For those of you coming from other places in the US and even Europe or South America, Miami Beach historic homes will refer to homes built in the early 1900′s all the way to the 50′s (mid-century architecture).

I will be doing a series of articles identifying the different historic home periods and what to look for when buying.

There are 2 types of buyers of historic homes, the ones interested in historic preservation and finding homes that have not been butchered through the years with the purpose of restoring them to their original state or those buyers that love the charm but really don’t care about preservation or restoration.

Whichever buyer you are, there are some things to look for when buying a Historic Mediterranean Revival Home in Miami Beach:

• How original is the house? has it gone through transformations through the years (additions and renovations) that may have changed the original character of the home.

• Which features are still intact from when the property was built.
  • roof – historic Cuban tile
  • flooring – hardwood floor/Cuban tile/quarry tile
  • bathrooms – original fixtures and tile
  • mill-work – baseboards/crown molding/cabinetry/door casings
  • metal work – balcony and stairway railings
  • stucco – plaster on interior and exterior walls as well as ceilings
  • windows – wood casement windows or wooden single or double hung windows
  • fixtures (lamps, door hardware, knobs and pulls)

What is the condition of those original features (will you be able to match them or repair them as needed)

• How easy is it to modernize the home without affecting its historical integrity?
  • Mediterranean Revival homes did not have central air conditioning, it’s important to study how to effectively install an a/c system with as little interference to original structure.
  • 2-story homes usually have a 2-zone a/c system to avoid soffits for a/c ducts.
  • you can expect galvanized plumbing and cast iron pipes which with the years do corrode. Most historic home owners replace pipes as they remodel and many times it can be done without tearing out existing finishes.
  • electrical systems where fuses in the 20′s and would have to be upgraded to breakers as well as increase panel size for modern living. Keep in mind that wiring would also have to be updated to modern standards since they did use cloth wiring in that period. (which can be a fire hazard)

• If the house has a Historic Cuban tile roof but it needs to be replaced, there are roofing companies that specialize is salvaging as much as the Cuban tile as possible and reusing it with a mixture of hand-made modern tiles. (look at my article on Historic Cuban Tile Roofs).

• I am all for modernizing historic homes to fit today’s living standards, but this can be costly. If you do want to replace windows, make sure you respect the original proportion to the final look and feel of the home is not changed. (look at my article on Using the right window)

• When re-doing bathrooms, visit historic homes to get a feel of what colors and materials were used in the 20′s. Pay attention to rectangular wall tiles placed horizontally and wainscoting as well as beaded boards. Honeycomb floor tiles, black and white schemes as well as natural stone.

• Kitchens have changed quite a bit from the 20′s, specially in scale. It’s not unusual to walk into a grandiose Mediterranean Revival home with a very small kitchen. It is possible to increase the size of the kitchen to modern standards while respecting the scale of the original home. Think of timeless materials, those that will not go out of style in a few years.

• Pay attention to the front door of the home. It is the most ignored feature of a historic home and it should not be. The front door will set the stage for the rest of the home, make sure that front door and hardware matches the period. Those modern doors with an oval stained glass will not be the right door (maybe I’ll do a post on front doors).

• Quarry tile floors came in all kinds of shapes and colors, even when they are dirty and look bad, they can be restored to perfection. The same applies to hardwood floors (which are easier to match to the original if they need to be repaired).

• Pay attention to original hand-painted features throughout the home. There are many Mediterranean Revival homes with hand-painted wood beams, chair rails or stair railings. Many people choose to keep those details and use them as motifs for decoration.

• Keep an eye out for structural flaws.  It is typical to see some settling of floors in historic homes and some hairline cracks.  A lot of the 20′s homes will need some structural reinforcements and it is common to see some sagging floor joists.  To make sure that the structural integrity of the home is intact, we always recommend for a structural engineer to inspect the home, that way you can identify minor or major problems.

• Water intrusion repairs can be a pain, but if done correctly, can save you a lot of aggravation.  It is common to see bubbling plaster under window sills or by doorways.  Since the plaster used in the 20′s was organic, the only way to totally eliminate the bubbling effect is by removing all the plaster in the area affected and re-plastering.  Make sure you use a plasterer that is sensitive to existing textures.

A lot of people love historic homes but they are not aware of the amount of work that it can take to maintain or restore them. The point of these series is to inform you of what to expect when buying a historic home.

If you have any specific questions on your historic home, don’t hesitate to contact us. Rick and I have not only owned Mediterranean Revival homes, but we have painstakingly restored them and know what it entails. Having been a member of the Miami Shores Historic Preservation Board for many years, I also have visited many historic homes and I am in close contact with local historians.

Fisher island luxury condos Fisher Island Condos – Real Estate Market Report – September 2011

There are currently 106 Fisher Island Condos for sale: (6 less than last month)

• Highest priced listing: $30,000,000 for an exclusive Oceanside 5/5.5 home with artwork and all!
• Lowest priced listing: $81,500 for a studio at Marina Village Gardens (short sale) << in heart of commercial sector (perfect for crew or visitors)
• Pending Sales: 5 (3 more than last month)
• Closed sales in September: 3  (2 more than last month)

The 3 Fisher Island Condos sold in September were:

• 7852 Fisher Island Dr – Oceanside condo listed for $5,750,000 and selling for $5,000,000
• 2036 Fisher Island Dr – Bayside condo listed for $1,495,000 and selling for $1,350,000
• 19123 Fisher Island Dr – Seaside Village Condo listed for $775,000 and selling for $685,000

The Median sales price for September in Fisher Island was $1.3 Million and the average sales price was $2.345 Million.  And just in case you missed it, please read Fisher Island is America’s Richest Place according to Forbes.

**all information obtained from the Southeast Florida Multiple Listing Service**

Miami Beach Mod Homes – October 2011 edition

Thank you for the great feedback on our MIAmodHomes editions. Needless to say, architecturally significant homes are my forte and I truly enjoy turning them around and looking into their hearts. This month’s edition is in Palm Island, in Miami Beach, right off the McArthur expressway (or cruise-ship alley). The home was built in 1954, with pool, dock, and all the bells and whistles.

Miami Beach Mod Home at 7 Palm Avenue

listed for $5,500,000

Talk about an incredible Mid-century Modern home on Palm Island.  The massing of the facade elements and the proportions of the spaces are delicious (yes….I would eat good architecture, if I could).  It’s rare to find a 50′s home in Miami Beach that has been respected through the years, and this is one of them.  What I find even more incredible is the transition of interior and exterior spaces with large panoramic windows and a fabulous second floor terrace.

The perfect home for entertaining and it faces East with views of Star Island and South Beach….talk about ideal location.

The yard is full of mature palm trees and minimalist landscaping that lets you enjoy the view and feels like Miami.  It’s one of those typical Miami Vice homes where you can imagine perfect bodies enjoying the pool while sipping mimosas.  The railing choice for the terrace is perfect – with horizontal features that don’t take away from the view.  The use of decking material is OK….I’m sure anyone buying this beauty will rethink it.  The actual lot is 17,674 with 110′ of water frontage and of course, private dock.

I really love the informal use of the kitchen space, with the industrial appliances. But unfortunately, hate… I mean HATE the granite island – seriously??  with such simple and austere finishes throughout, they couldn’t do a glass top, or polished concrete?  At least it’s an easy fix.

The Terrazzo floors are perfect…I just don’t know about the curved elements on the inside which seem to be a recurring theme.  I’m sure anyone not interested in these standing out, could plaster them white for them to disappear.  The furniture is not staying with the sale, but I would like to take this time to commend the owners on a magnificent choice of modern classics to compliment the home’s architecture.  Hats off!!

The stairs to the second floors are beyond gorgeous….no railings, just simple and did I mention gorgeous?  Downside is that this house would not be good for toddlers or clumsy pets, and modifying the steps would be cruel.

The whole second floor happens to be the Master Bedroom.  Finishes here are a bit tired, but still very retro and nothing a little imagination can’t fix.  They had the right idea with the open shower area and framing of the bay views.  My thought is that the house is almost 3,000 square feet and has only 2 bedrooms … never an easy sale.  I’m also thinking that the right buyer will be discerning and will appreciate the home’s architectural design for what it is.   Homes like this one give me goose-bumps when I walk in and I always wonder if the buyers will respect the home or will have to completely modify it.  Hopefully they will work with the right designer to make this Miami Mod Home even more spectacular than it already is.

Oh…and the price….I’m thinking it’s negotiable (but what isn’t?).

Miami Beach Luxury Real Estate and Privacy

What exactly does buying a Miami Beach Luxury home have to do with privacy? The answer is EVERYTHING!! We are often contacted by high-profile clients that need to maintain anonymity when buying or selling their Miami Beach homes. Sometimes it may not be about keeping a low profile, but protecting expensive private art collections and valuables within your home. Rest assured that we have very solid procedures to guarantee your privacy, starting with confidentiality agreements.

Because we are immersed in Social Media Marketing, and are considered innovators in the real estate industry when it comes to the Internet, we understand the process of anonymity and privacy and know what must be done to protect you and your loved ones.  We will take the necessary steps to protect your privacy during the home buying/selling process and confidentiality will always be at the top of our priorities.

Fisher Island is America’s Richest Place according to Forbes

Well, we need to define what Forbes means by “America’s Richest place”, before we get excited, but personally, I didn’t find this to be a surprise.   To find out where this country’s most prosperous hang out, William Baldwin explains, in his America’s Millionaire Capitals article,

So I put a finer sieve on the database [IRS database of income tax statistics], zeroing in on communities where the average income within the 200K-and-up set is at least $1 million.

Result: a set of 130,400 tax returns from 64 hot spots of prosperity–suburbs, islands, parts of cities. The list of ritzy places ranges from Fisher Island, an enclave of yacht owners off Miami, to the Tribeca area of Manhattan, where wage slaves with seven-figure salaries have their chic loft apartments.

Here’s where it gets interesting, Baldwin not only calculates that Fisher Island has an average of $3.2 million per high-bracket taxpayer, but he also estimated net worths using figures on dividend, interest and business income as starting points.

In estimated net worth, the richest five communities are: Fisher Island, at $57 million per high-bracket return; Alpine, at $28 million; Medina, at $26 million; Palm Beach, Fla., at $23 million, and the King’s Point/Great Neck area on Long Island, at $22 million.

And in case you keep believing all the here say about the rich paying less taxes -

The federal tax take from this club is $41 billion, or a fourth of their $164 billion in income. That 25% rate is almost double the rate for the average American paying at least some federal income tax.

And when it comes to charity,

There’s a big range, too, in charitable impulses.  The big givers live in Medina, Longboat Key and the horse country around Charlottesville, Va. Wealthy families in these three places put aside 5% or more of their income for philanthropy.

Hats off to Fisher Island for keeping their reputation intact through the years, even in the midst of such a crazy and fluctuating economy.

Ricky Martin sells Golden Beach Home

UPDATE: Ricky Martin’s Golden Beach Home SOLD for $6,300,000 according to the multiple listing service (september 9, 2011). That’s almost a 30% discount from its $8.8 million ticket price. Who said you can’t get deals on Miami Luxury Real Estate? CONGRATULATIONS to the new lucky home owner as well as Ricky Martin for a great sale.

Ricky Martin’s mugshot by lander2006 on Flickr

Deidre Woollard from Luxist gives us the scoop on Ricky Martin’s home in Golden Beach.

Martin bought the home in April 2007 for $16.5 million and by December of that year it was on the market for $22.5 million. The home didn’t sell and eventually appears to have come off the market. Earlier this year I learned that the home was back up for sale with a new lower price.

The main draw of this two-story Mediterranean home is its location in a private oceanfront community. The five-bedroom home has a a beautiful pool and spa that is just a short walk away from a secluded beach. The home’s interior is Florida Spanish luxe with a double-height living room that has marble floors, monumental fireplaces and large French doors that open to the outside. The new gourmet kitchen has a brick barrel vaulted ceiling and tile. The master suite has walk-in closets, terrace and open views. It is now listed at $18.9 million, which still makes it the highest listed Golden Beach house currently.

My take is that 641 Ocean Blvd is one of Golden Beach’s beauts with over 29,000 square feet of land and 100 feet of ocean frontage – yes, we said ocean.  The down side of living on the ocean is the inability to dock a boat, but imagine the sunrise in your private beach.  The MLS shows a $17.5 million listing price on November of 05, then $22.5 million on December of 07, $22.5 million November of 08 and $18.9 million October of 09.  Here’s the description:

2 Story Mediterranean estate in one of Florida’s most exclusive private oceanfront communities, 24 hour security patrol in community and beach!!! Making it a desirable location for celebrities and int’l homeowners. Your own private 108 FT beach modern comfort throughout. New gourmet kitchen with morning room, Top of the line finishes. Formal dining plus open living area. Master suite with his and her bath, walk-in closets, terrace and stunning open views.

Deidre is absolutely right about Ricky’s home being the most expensive in Golden Beach – but you have to admit that buying Ricky Martin’s home should carry a nice extra price tag with it.  The next highest priced Golden Beach home is just $400,000 under at $18.5 million – and that’s for a modern 14,000 square foot ocean front built in 2007.

The least expensive Golden Beach home for sale on the ocean is 495 Ocean Blvd which is a tear down on a lot half the size.  I visited the home this past weekend and confirmed the $3.9 million price is lot value alone.  But here’s the view

There are currently 14 oceanfront homes for sale in Golden Beach:

• 641 Ocean Blvd – $18.9 million – 5 bedrooms/7 bathrooms – 9,882 sq.ft. on 29,088 sq.ft. lot (100′ on ocean)
• 605 Ocean Blvd – $18.5 million – 5 bedrooms/6 bathrooms/3 half baths – 14,079 sq. ft on 27,500 sq.ft. lot (100′ on ocean)
• 145 Ocean Blvd – $13.9 million – 6 bedrooms/7 bathrooms/2 half baths – 10,569 sq. ft. on 18,750 sq. ft. lot (75′ on ocean)
• 135 Ocean Blvd – $13.9 million – 6 bedrooms/7 bathrooms/2 half baths – 10,000 sq. ft. on 19,000 sq. ft. lot (75′ on ocean)
• 401 Ocean Blvd – $12.9 million – 4 bedrooms/4.5 bathrooms – 6,323 sq. ft. on 35,000 sq. ft. lot (125′ on ocean)
• 229 Ocean Blvd – $11.9 million – 6 bedrooms/6 bathrooms/2 half baths – 6,311 sq. ft. on 29,200 sq. ft. lot (100′ on ocean)
• 599 Ocean Blvd – $11.5 million – 6 bedrooms/6.5 bathrooms – 7,102 sq. ft. on 20,475 sq. ft. lot (75′ on ocean)
• 421 Ocean Blvd – $10.9 million vacant lot – 70,500 sq. ft. lot (250′ on ocean) **1.7 acres can be split in 2 lots**
• 535 Ocean Blvd – $10.9 million – 4 bedrooms/4 bathrooms/2 half baths – 5,662 sq. ft. on 23,000 sq. ft. lot (100′ on ocean)
• 667 Ocean Blvd – $9.95 million – 7 bedrooms/8.5 bathrooms – 7,273 sq.ft. of 24,900 sq. ft. lot (75′ on ocean)
• 287 Ocean Blvd – $9.9 million – 5 bedrooms/5 bathrooms – 4,259 sq. ft. on 20,475 sq. ft. lot (75′ on ocean)
• 277 Ocean Blvd – $9.85 million – 6 bedrooms/6.5 bathrooms – 6,495 sq. ft. on 20,700 sq.ft. lot (75′ on ocean)
• 263 Ocean Blvd – $8.45 million – 6 bedrooms/8.5 bathrooms – 8,718 sq. ft. on 20,925 sq. ft. lot (75′ on ocean)
• 495 Ocean Blvd – $3.999 million – 3 bedrooms/4 bathrooms – 2,907 sq.ft. on 13,650 sq. ft. lot (50′ on ocean) *teardown

Miami Beach Search Stats by Realtor.com

You should already know, if you are a regular reader of Miamism, that I don’t like to generalize huge metropolitan markets like Miami-Dade County.  The reason is that high-end areas like Fisher Island will be bulked together with lower end areas and the numbers will not be a clear representation of what’s really going on in that real estate market.   But with that in mind, I also know that we have some numbers and data people in our audience who love to scrutinize these stats to death, so these are for you.

As per Realtor.com,

Each month, Realtor.com surveys up to 250 Metro Service Areas (MSA) throughout the nation and monitors real estate trends including consumer search behavior, median list prices on for sale homes, active inventory counts and median age of inventory. The information is released to local markets to help consumers and real estate professionals as they work together to successfully navigate their local market.

The beauty of these generalized numbers is that we are seeing a positive trend each month and a clear adjustment of the market, evident by changes of these stats from just one year ago.  To our surprise,  Miami, FL was the #18 most searched market in the country in August 2011.

• Median list prices for homes in Miami, FL hit $249,000 in August 2011, a 24.56% increase from one year ago this month, and 0.00% increase from July 2011.  The national median list price in August 2011 was $189,900, a 0.48% increase compared to August 2010.

• Active for sale inventory of homes in Miami, FL in August 2011 leveled out at 14,008, a -47.89% decrease compared to August 2010.  National inventory counts for August 2011 were 2,267,327, a -19.00% decrease as compared to a year ago.

• The median age of inventory in Miami, FL in August was 103 days, a -19.53% decrease compared to July 2011.  Nationally, the median age of inventory was 103 days, a 6.19% increase compared to July.

Thanks to REALTOR.com for providing these stats for us.

fisher island luxury condos Fisher Island Condos – Real Estate Market Report – August 2011

There are currently 106 Fisher Island Condos for sale: (6 less than last month)

• Highest priced listing: $30,000,000 for an exclusive Oceanside 5/5.5 home with artwork and all!
• Lowest priced listing: $81,500 for a studio at Marina Village Gardens (short sale) << in heart of commercial sector (perfect for crew or visitors)
• Pending Sales: 5 (3 more than last month)
• Closed sales in August: 1  (2 less than last month)

The Fisher Island Condo sold in August was located at Oceanside at 7765 Fisher Island Drive.  It was listed for $4,299,000 and sold for $3,900,000.  This condo was originally listed for $4.95 Million in June of 2010 with several price reductions.

There are still 12 distressed Fisher Island condos available for sale right now – but making up only 11% of the total inventory for sale in the island.  The median price in Fisher Island this year being $2.7 Million and showing that Fisher Island is still as exclusive as ever.

**all information obtained from the Southeast Florida Multiple Listing Service**

Know the Miami Beach Condo Approval Process

We have had a few foreign national buyer customers purchase Miami Beach condos who knew nothing about condo requirements or the condo approval process.  As a foreign national, you are accustomed to different methods of purchasing real estate in your native country.  We have found that the purchasing process here in the US, specifically Miami, is more paper intensive and tedious. Instead of making assumptions that everyone knows the process, here are some basics you can expect when buying a Miami Beach condo.

• Your condo-purchase will be contingent on acceptance by the condo association (all associations have different requirements and criteria, so make sure you find out what those are).
• Some associations will have a first right of refusal.  Which means the association or a member of the condo will have an option to purchase the unit under the same terms and conditions of the executed contract.
• Upon having an executed contract (where both parties have agreed and signed a purchase contract), make sure you get the condo application, condo docs, frequently asked questions, and a copy of the latest financial statements to know what you are getting into.
• It is always a good idea to ask about historic and upcoming special assessments.
• Ask for a contact person at the condo where you can ask specific questions about the approval process and may contact if you have questions about the actual approval application. (a manager or board member)
• If there is a condo board approval deadline, make sure you know what that is and submit completed application, necessary application fee and required documents in a timely manner.
• If the approval process takes longer than expected, you may need to extend the provisions of your purchase contract to avoid default and risk the loss of deposits.
• Required documents may include but not limited to the following:
  • Tax returns
  • Personal financial statements
  • Bank reference letters
  • Personal reference letters
  • Employment reference letters
  • Photographs of pets (if applicable) and sometimes vehicles
  • Copy of executed purchase contract
• Most condo associations will perform a credit check as well as a criminal background check.
• Most condo approvals will require an interview (either in person or by phone), make sure you know which method the condo requires and schedule this as soon as possible.
• Condo approval or denial should be provided in writing by the condo

These are just basic guidelines to help you prepare for the condo-approval process but keep in mind that all condos are different and so are their requirements.  Staying on top of the process will help you make the Miami Beach condo buying experience pain free.

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