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NINE45 Jefferson Townhomes – South Beach Condos

August 14, 2013

UPDATE: New remaining inventory as of August 12, 2013 – please see bottom of this article and contact us to schedule appointment at Nine45@miamism.com or by calling Ines directly at 305-206-9366

NINE45 Jefferson Townhomes or 945 Jefferson Townhomes

Brand New Miami Beach condo project in the smack center of South Beach.  they are actually townhomes because they are 3 stories with the third story being an incredible sky loft that opens to 2 roof terraces with awesome views of South Beach.  The project is located just South of Flamingo Park on Jefferson and it’s literally walking distance to the beach, to Alton Road and everything in South Beach.

The best part is that is has covered parking!! No more driving around trying to find on-street parking in South Beach.  Each residence comes with one parking spot and you have the option of buying an additional one for $25,000  *see below* (and that’s cheap! considering parking is a commodity in SoBe).

The project only has 7 residences with the front and back ones being the best ones with more light, and the 5 interior ones, sandwiched in between, a bit less desirable, but still great investments.  They are priced between $450,000 and $525,000 *see below – and the monthly maintenance is low at .40 cents (see pricing below as well) per square foot.  Here are photos I took of the interiors:

The residences come finished with Italian ceramic flooring with leather finish, baseboards, painted, Bosch stainless steel appliances, granite counters, impact resistant windows and doors and window treatments and closets!  You do have the option of buying them furnished as well for a bit more – with Bobby Berk Home and Crate & Barrel furniture.

The beauty of a small project like this is that there are no condo restrictions.  If you are buying as a vacation property or second home, you don’t have rental restrictions and can rent as many times as you want during the year can do 6 month rentals (as many as 2 rentals per year). There are also no pet restrictions and you have a dog park near by.

And now to my honest opinion – I loved the front unit because of the light and would buy it furnished at their $545,000 *see below – asking price because it was perfect.  They are not big by any means and the sets of stairs could get a bit old after climbing them a few times per day (but at least you would stay in shape).  The project is great for vacationers, for people that like to be in the middle of  the action and love clean, simple spaces.  The interior units are a bit dark, but honestly, great distribution and still a great price for new construction in the area.  The adjacent buildings are not pretty at all, but that comes with the territory, the impact windows should block out the occasional loud fight from a neighbor or loud music from obnoxious teen.  It is South Beach after all…. and starting at $450k!!*see new price list below –  I definitely endorse this one. :)

Call me to schedule an appointment

Remember our team is ready to help you with your Nine45 Condo Purchase or sale and of course surrounding condos as well. Call us for details 305.758.2323 or nine45@miamism.com

NINE45 Available Inventory – August 2013

Unit 102 – 1,213 sq ft – 360 sq ft roof and terrace – 2 bedrooms / 2.5 bathrooms – $532,500 ($517 monthly maintenance)

Unit 104 – 1,197 sq ft – 360 sq ft roof and terrace – 2 bedrooms / 2.5 bahrooms – $525,000 (510 monthly maintenance)

unit 105 – 1,207 sq ft – 360 sq ft roof and terrace – 2 bedrooms / 2.5 bathrooms – $530,500 ($514 monthly maintenance)

unit 106 – 1,213 sq ft – 360 sq ft roof and terrace – 2 bedrooms / 2.5 bathrooms – $532,500 ($517 monthly maintenance)

unit 107 – 1,257 sq ft – 403 sq ft roof and terrace – 2 bedrooms / 2.5 bathrooms – $560,000 ($535 monthly maintenance)

*All units come with one parking space – additional parking space available for $40,000

Ocean House South Beach

July 27, 2013

Ocean House South Beach is the newest ultra luxury condominium development in the sought-after South of Fifth area of South Beach.  It’s said to be the perfect hybrid between The Continuum and Apogee and remember it is directly on the ocean!

What I personally like about it, is its scale.  You would know by now that I am a friend of smaller buildings that are more personable and have more of a boutique feel for them.  And boutique is the whole concept of these luxury residences – we’re talking 5-star luxury hotel services with butler service, a la carte service with hairstylists in rooms, car detailing, airport transportation, restaurant reservations, room and maids service from The Hilton …you name the service, they will have it!

And yes there is a sticker price to go with that, but I’ll get into that in a moment.  The selling lingo starts like this:

Open the door to your Ocean House and enter a space unlike anything else in South Beach. It’s the newest residence
South of Fifth…boasting grand residences, breathtaking views and uncompromising amenities.
More than an address, Ocean House is a statement about what it means to live the exclusive South of Fifth lifestyle,
with the very best of South Beach outside your door and the clear, sparkling Atlantic at your feet.
A mere 18 Grand Residences guarantee that only a select few will ever call Ocean House Home.

The outside is an unpretentious, restored Art Deco facade, but the interiors are new, are fresh and really have a “feel good” quality to them.  The place has a sort of Soho House feel to it and they told me their original concept was an “extension of home.”

The completion date is said to be April 3rd of 2012.  That will be all the common areas except the lobby.  There will be 18 units on the ocean called “beach homes” with maintenance fees at $1.09 per square foot.

OCEAN HOUSE PRICING

So you have an idea, for a 6,000 sf beach home we visited, completely finished and furnished by Arterfacto, the sticker price is $7.13 Million (realistically selling between $6.5M-$6.7M).  The same unfurnished and decorator ready unit would be priced at $5.9 Million (we’re talking around $1000 per square foot).  Here’s the gorgeous residence:

Ocean House Amenities

YOUR HOME ENVIRONMENT

  • Private elevator access to each residence
  • Living Room with elegant fireplace
  • Private Screening Room with digital theater sound
  • Temperature controlled Wine Cellar with humidor
  • Billiards Room with bar
  • Private Art Gallery and Library
  • Wellness Retreat with state of the art fitness center
  • Vanity Room for manicure and pedicure treatments

BEYOND YOUR DOOR

  • Oceanfront beach club
  • Beachside pool deck with zero-entry pool, private cabanas and WiFi
  • Poolside and beachfront food, beverage and towel service
  • Beachfront jogging path
  • Outdoor game area
  • Potting station for gardeners
  • Outdoor gourmet kitchen

AT YOUR SERVICE

  • State-of-the-art security
  • On-staff butler and concierge
  • Valet parking
  • Luxury car detailing
  • Savor Room Service from top Miami Beach restaurants
  • Monthly event and entertainment guide
  • Pet spa services and more

OCEAN HOUSE FLOOR PLANS

Click on this image to download Ocean House floor plans

Here are photos during our visit to the project – unaltered and unfiltered … so you can see the real thing.

Of course we need to find some negative aspects to this condo project, but they are not that bad.  The first one is parking.  Although there is parking, each unit comes with one parking space except for the penthouse beach houses that have 2.  These are $4 Million plus residences in which owners will have to find alternatives for their automobiles – we’ll have to see how that works out for them.  The second one is pricing.  Yes they are selling this as an uber luxurious condo with white glove butler service, but price may be a factor and I’m guessing a very negotiable one.

*orig 3/8/12

One thing is for sure, there are no luxury projects like this one in The SoFi area, so we have a real winner for those seeking more privacy at a quaint scaled building.  And there will be loft residences opening up in the near future as well….something to keep our eye on.

Remember our team is ready to help you with your Ocean House Condo Purchase or sale and of course surrounding condos as well. Call us for details 305.758.2323 or oceanhouse@miamism.com

One Ocean South Beach

February 28, 2013

one ocean South Beach by miamism.com

 

One Ocean is the latest and greatest development in the South of Fifth area of South Beach that everyone is talking about.  It’s another Jorge Perez/Related Group development but this time no stone has been left unturned.  What I mean by this is that this project has all the bells and whistles – from amazing architecture, interior design, amenities and landscape architecture.  What it’s missing it’s the fact that it is not an ocean front property, but close enough.  It’s being compared to Ocean House because of its boutique quality, scale and exclusivity ….but you do have to cross the street to get to the beach.

The architect for One Ocean is award-winning Enrique Norten, from Mexico City, and his firm, TEN Arquitectos.  The landscape architect is Enzo Enea, one of the leading landscape architectural firms in Switzerland and widely known for challenging private projects.  Interior Design by Yabu Pushelberg known for high-end hospitality work.  And lastly, featured artists like Cuban born Jose Bedia, Michele Oka Doner, and Eugenio & Lautaro Cuttica from Buenos Aires.

The concept of One Ocean is “The Opportunity to own a masterpiece unlike any other.”

one ocean south beach by miamism.com

 

There are only 50 residences at One Ocean, with ocean views and private beach club amongst other things.  46 of these will be exclusive residences and 4 ocean villas featuring unique architectural design by Enrique Norten.  There is very little inventory left including:

  • PH 702 with east and west views – 3 bedrooms / 3.5 bathrooms with 2125 sf of living space + 255 sf terrace + 1,724 sf roof top with spa priced at $5,106,000.
  • 307 – 5 bedrooms / 5.5 bathrooms – east, north and west views with 3,206 sf of living space + 624 sf wrap around terrace priced at $4.95 Million.
  • 308 – 5 bedrooms / 5.5 bathrooms – east, north and west views with 3,206 sf of living space + 624 sf wrap around terrace priced at $5.062 Million.
  • 207 – 4 bedrooms plus den / 4.5 bathrooms – east, south and west views with 3120 sf of living space + 2,532 sf wrap around terrace priced at $4.95 Million.
  • 208 – 4 bedrooms plus den / 4.5 bathrooms – east, north and west views with 2,826 sf of living space + 1,792 sf wrap around terrace priced at $4,648,900.

The Payment structure is as follows:

  • 20% at contract
  • 20% at ground breaking (Fall 2013)
  • 10% at top off (Fall 2014)
  • 50% at closing (End of 2015)

One Ocean South Beach by Miamism.com

Ocean One Amenities

  • Forty-six exclusive residences and four ocean villas featuring unique architectural design by Enrique Norte
  • Professionally curated contemporary art collection throughout common areas
  • Striking ocean views of the Atlantic Ocean, Biscayne Bay, Fisher Island, South Pointe Park and city skyline
  • Park and outdoor areas with ornamental features by artist Jose Bedia
  • Zen garden, park & pool deck designed by Enzo Enea
  • Infinity Edge pool
  • Covered outside private clubhouse complete with food service
  • Selected residences and penthouses with private rooftop terraces, spas and two-car garages
  • State of the art fitness facilities with views of courtyard garden
  • Integrated high-speed Internet throughout common areas
  • Floor-to-ceiling energy-efficient windows
  • Individual unit access high-speed elevators
  • Grand porte-cochere entrance
  • Assigned covered parking with 24-hour valet
  • Butler

Ocean One Services

  • 24 hours a day, 7 days a week, worldwide private and elite concierge service accessible directly from resident’s iPads ®
  • Exclusive preferential access to dining, cultural events and travel
  • Poolside dining from exclusive neighborhood restaurants
  • Dedicated beach club with resort and beachside entrances, custom lounge daybeds, cabanas, umbrellas and elite amenities including oceanfront dining
  • Fitness concierge managing spa appointments and treatments, personal training sessions and classes
  • Chauffeured car service
  • Personal shopping and delivery
  • Salon & barber
  • Pre-approved housekeeping staff
  • Laundry and dry cleaning
  • Tailoring
  • VIP Access to hotel services, area restaurants and club privileges
  • Catering services and event planning for functions
  • Supervised childcare
  • Personal security
  • Pet walking and sitting
  • Business center
  • Messenger service
  • Technical support services
  • Car wash and detail services

Remember our team is ready to help you with your One Ocean Condo Purchase or sale and of course surrounding condos as well. Call us for details, brochure and/or floor plans 305.758.2323 or oneocean@miamism.com

Mondrian South Beach – Not just a Hotel

February 27, 2013

Did you even know that The Mondrian has condos for sale?  The Morgans Hotel Group, responsible for The Delano and The Shoreclub in South Beach, decided there was a need for short term rentals as well as a Condo-Hotel in South Beach, and instead of referring out the business, they would keep it in-house.  Of course their reputable concierge service and celebrated design would remain, that’s how the Mondrian concept materialized.  The Mondrian has a marina, meeting rooms and sits on the bay side in South Beach at 1100 West Ave with spectacular panoramic views of the Miami Beach islands, Monument Island, The Port of Miami and The Miami skyline.  The interiors were done by Marcel Wanders, known for his theatrical use of space.  Some people may find the place to be “OUT THERE”, meaning it’s a bit weird and overdone, but the truth is that The Mondrian takes you away to a fantasy world that fits South Beach so well and becomes the perfect getaway.

Here’s the marketing pitch for The Mondrian Condo Hotel:

FULL CONDOMINIUM OWNERSHIP WITH HOTEL SERVICES BUILT AROUND YOUR LIFESTYLE.  Owners enjoy all the privileges of this exclusive Hotel, 5 Star Asia de Cuba dining, Sunset Bar, 2 swimming pools, fitness center, Agua Spa, 24-hour room service, maid service, marina and full access to Delano Hotel Beach Club.  Interiors feature glamorous living areas, spacious bedrooms, modern bathrooms, fully furnished and designed by Dutch designer Marcel Wanders.  Enjoy breathtaking views of Biscayne Bay from your private balcony.

Once you enter and go through the Sleeping-Beauty-castle-type interiors, you’ll find the suites and apartments to be whimsical and unconventional with amazing views and backdrop of Biscayne Bay and South Beach.  We visited one of the Tower Suites and took some photos.

This Tower Suite is offered at $2,950,000 with a $1,759.45/month maintenance fee which includes all amenities, cable, water, electric, WiFi).

Features include:

  • Unique residence – one of only 4 total units
  • 2 bedrooms / 2.5 bathrooms
  • 1,680 square feet of living space
  • 791 square foot terrace/balcony
  • Wine Cooler, Washer/Dryer, Flat screen TVs in every room
  • Access to exclusive Tower Suite Lounge
  • Complimentary valet

We also visited a 2-bedroom (1,190 square feet with bay views at $900,000);  a 1-bedroom (740 square feet with city views in the $500k’s); and studio unit (534 square feet with bay views starting in the high $200k’s) to get a feel of size and views.  The interiors are all very similar and very Marcel Wanders, and the kitchens are small (as can be expected from a condo-hotel).

The consensus is that the prices are still high.  The project was opened during Art Basel in December of 2006 and was 80% sold, but like the rest of the projects in Miami, only closed the cash buyers and now have 140 units available.  Pricing has gone from the $1000′s per square foot to the $600′s – studio apartments start in the $290,000 range and 2-bedroom apartments in the $900,000 range.  The Hotel program is optional and buyers can of rent their residences on their own.   The sales team did disclose that they are renting at an average of $4.70 per square foot and their studios rent for approximately $2,500/month for a six month rental period.  They also claim that the rental demand is higher than the supply.  (This is enough to merit the high prices, knowing you will have your unit rented and can benefit from rental income).

There’s currently financing available by the developer, which is not easy with condo hotels.  They have a 5 year balloon for Domestic clients as well as foreign nationals.  They require 40% down for foreign nationals with a 7.5% APR and 3 credit reference letters and 80% down for domestic clients with APR from 7% to 8.75% (1.5 points and 30 day closings – Full Doc but no dept-to-income ratios which is good for multiple property owners).  I shouldn’t even comment on price gouging anymore because it’s sometimes so difficult to obtain financing and the risk is so high for lenders…..that they can ask whatever they want.

An interesting and exclusive amenity is the future use of Monument Island for a private beach club.  The Mondrian was instrumental in the restoration of the island and will now have rights to its use by it’s residents and hotel clients.  Residents also get 10% off spa treatments, they have 1 parking space with complimentary valet parking and a private entrance if you want to avoid the busy lobby.  All in all, it’s an interesting project with a creative solution to the short term rental need in South Beach… AND …”everything is very negotiable” according to the sales staff <<< ya think?

Remember our team is ready to help you with your Mondrian South Beach Condo Purchase or sale and of course surrounding condos as well. Call us for details 305.758.2323 or mondrian@miamism.com

*original article april 24th, 2010

Artecity – Miami Beach Condos

August 23, 2012

We have gotten so many questions about Artecity in Miami Beach that we had to go take a look.  Unfortunately, most of the inquiries we have gotten are from clients doubting the project and showing uncertainly about its future and quality.  I really hope this article will put you at ease, because I was pleasantly surprised at what I saw.

The bottom line is that Artecity is a whole block right behind the Bass Museum of Art that was purchased by a developer with good plans to remodel, redesign and convert into a great city block.  The project was never finished but another developer has taken over (like so many buildings in Miami), and the redesign is on its way.

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Artecity Design Concept

Here’s the design skinny:  There is a historic Art Deco hotel on the site called The Governor that serves as the focus of Artecity.  It was preserved and floor-plans redesigned into condos. It houses concierge and desk services for the whole project.  Then there are 2 new towers (North and South) with interior views of courtyards and pool area.  The last part of the project are villas that are currently being finished right now.  They are housed in a mid-century structure with exterior catwalks and will have a second pool.  So we’re talking 30′s Art Deco, Mid-century and contemporary architecture all within one project – perfect Miami representation, if you ask me.

What was surprising to me is how well these buildings work together, and it mainly has to do with the way the interior of the block was designed with circulation and common areas.  It is a bit busy, but the location within South Beach calls for the congestion.  What’s great about the project is that it has beach service just 2 blocks away (umbrella  and chair service at the beach between The W and Setai).

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Artecity architecture and amenities

I loved walking through the project and seeing the different styles of architecture fighting for attention.  The stark eyebrows of the Governor against the wire mesh waves of the Arquitectonica towers.  The selling brochure reads:

Artécity is a piece of Miami Beach history with a modern twist. The property radiates luxury and Art Deco design and offers residents the ideal mix of amenities and features for the most exquisite of tastes. Artécity offers various courtyards with pools and private cabanas, all surrounded by lush landscape and spacious areas.

• Two pools with cabanas
• Lush outdoor spaces including Fountain garden and Reading garden
• Valet parking
• Indoor covered parking garage
• State-of-the-art fitness center and spa facility
• Social Lounge
• Beach service

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Artecity Project Density and Developer changes

The block has a total of 6 buildings with 202 residences and 4 commercial spaces.  The condo allows for a maximum of 2 rentals per year and the maintenance fees are 60 cents per square foot including beach service, valet, gym,  security and common areas.  There is financing being offered and the South building is already Fannie Mae approved.  They forsee that the North building will be approved soon as well.  The new developer started re-selling residences in December and they are already 68% sold.  We were told that buyers will be end users and hence the rental restrictions to prevent investor transient traffic.  For an estimate of rental rates – the one bedrooms are getting between $2,300-$2,500 per month and the 2-bedrooms between $3,800-4,200/month.

They are offering financing with 20% down payment for nationals and 35% for foreign nationals, but according to the sales center, but sales already are nationals buying a vacation getaway.


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Artecity Villas

We walked into the unfinished villas, housed in the mid-century buildings with exterior catwalks and really liked what we saw (all except for the railing choice).  the kitchens and bathrooms were done in a ridiculously ugly beige color that took me back to the The Brady Bunch times.  I guess the project can’t be perfect, but the distribution and light of the space was pleasant and loved the connecting cat-walks.  The villas will be 900 or 1300 square feet and pricing around $470/square foot.  There’s a second pool being built in the West Villas part of the complex.

Residences are sold designer ready but developer will also do build-out for buyers.  We were told that for $19.95 per square foot, they will do floors, baseboards, closets and paint.  For additional features of the new towers, the North and South Building Penthouses have private terraces with Jacuzzis.
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Artecity pricing

I’m sure you are wondering about price, no?  the 1 bedroom units in the North and South buildings (the newer, Arquitectonica ones) are priced between $388,000 and $450,000.  The 2 bedroom ones are between $500,000 and $828,000.  A two bedroom similar to the one pictured above, facing pool, with finishes, will cost around $593,000 (It’s 1092 sf and pays $631 per month in maintenance).

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Collins Park Neighborhood

The next popular question is:  What is going on with surrounding buildings?  The truth is that it all looks under construction right now.  Between the city redoing roads and all the buildings waiting for permits, the location is a huge mess.  But guess what? That won’t be for long!  A known hotelier has bought the building South of ArteCity and plans on building a 300 room boutique hotel with restaurants, shops and cafes.  There are also plans for other buildings around the area.  But just the idea of being next to The Bass Museum and walking distance to everything is ideal.  You will not need a car most of the time while you live here.

Whatever your scene, the authentic South Beach experience starts at Artécity. Turn left for the world’s most popular beach. Turn right for Miami’s hottest nightlife. Start your day soaking in the Art Deco District from your rooftop terrace. Spend the afternoon taking in great works at the Bass Museum of Art, or stroll over to the Miami City Ballet, New World Symphony and The Fillmore Theater. Artécity is just steps away from the best South Beach has to offer.


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Artecity opportunity

Let us know what you think of the project and if you are slightly interested, we would love to show it to you.  Artecity is one of those projects that is worth getting into now, right when the market is starting to pick up.  You cannot go wrong with the location. We do make a commission for bringing clients, so keep that in mind if you plan on visiting after reading this.

Ocean House South Beach

March 10, 2012

Ocean House South Beach is the newest ultra luxury condominium development in the sought-after South of Fifth area of South Beach.  It’s said to be the perfect hybrid between The Continuum and Apogee and remember it is directly on the ocean!

What I personally like about it, is its scale.  You would know by now that I am a friend of smaller buildings that are more personable and have more of a boutique feel for them.  And boutique is the whole concept of these luxury residences – we’re talking 5-star luxury hotel services with butler service, a la carte service with hairstylists in rooms, car detailing, airport transportation, restaurant reservations, room and maids service from The Hilton …you name the service, they will have it!

And yes there is a sticker price to go with that, but I’ll get into that in a moment.  The selling lingo starts like this:

Open the door to your Ocean House and enter a space unlike anything else in South Beach. It’s the newest residence
South of Fifth…boasting grand residences, breathtaking views and uncompromising amenities.
More than an address, Ocean House is a statement about what it means to live the exclusive South of Fifth lifestyle,
with the very best of South Beach outside your door and the clear, sparkling Atlantic at your feet.
A mere 18 Grand Residences guarantee that only a select few will ever call Ocean House Home.

The outside is an unpretentious, restored Art Deco facade, but the interiors are new, are fresh and really have a “feel good” quality to them.  The place has a sort of Soho House feel to it and they told me their original concept was an “extension of home.”

The completion date is said to be April 3rd of 2012.  That will be all the common areas except the lobby.  There will be 18 units on the ocean called “beach homes” with maintenance fees at $1.09 per square foot.

OCEAN HOUSE PRICING

So you have an idea, for a 6,000 sf beach home we visited, completely finished and furnished by Arterfacto, the sticker price is $7.13 Million (realistically selling between $6.5M-$6.7M).  The same unfurnished and decorator ready unit would be priced at $5.9 Million (we’re talking around $1000 per square foot).  Here’s the gorgeous residence:

Ocean House Amenities

YOUR HOME ENVIRONMENT

  • Private elevator access to each residence
  • Living Room with elegant fireplace
  • Private Screening Room with digital theater sound
  • Temperature controlled Wine Cellar with humidor
  • Billiards Room with bar
  • Private Art Gallery and Library
  • Wellness Retreat with state of the art fitness center
  • Vanity Room for manicure and pedicure treatments

BEYOND YOUR DOOR

  • Oceanfront beach club
  • Beachside pool deck with zero-entry pool, private cabanas and WiFi
  • Poolside and beachfront food, beverage and towel service
  • Beachfront jogging path
  • Outdoor game area
  • Potting station for gardeners
  • Outdoor gourmet kitchen

AT YOUR SERVICE

  • State-of-the-art security
  • On-staff butler and concierge
  • Valet parking
  • Luxury car detailing
  • Savor Room Service from top Miami Beach restaurants
  • Monthly event and entertainment guide
  • Pet spa services and more

OCEAN HOUSE FLOOR PLANS

Click on this image to download Ocean House floor plans

Here are photos during our visit to the project – unaltered and unfiltered … so you can see the real thing.

Of course we need to find some negative aspects to this condo project, but they are not that bad.  The first one is parking.  Although there is parking, each unit comes with one parking space except for the penthouse beach houses that have 2.  These are $4 Million plus residences in which owners will have to find alternatives for their automobiles – we’ll have to see how that works out for them.  The second one is pricing.  Yes they are selling this as an uber luxurious condo with white glove butler service, but price may be a factor and I’m guessing a very negotiable one.

One thing is for sure, there are no luxury projects like this one in The SoFi area, so we have a real winner for those seeking more privacy at a quaint scaled building.  And there will be loft residences opening up in the near future as well….something to keep our eye on.

Miami Beach Luxury Real Estate

February 23, 2012

Believe it or not, the answer is not as clear cut as you think.  People’s definition of luxury varies depending on what they have been exposed to and we find ourselves asking our clients to please define what they mean by “Miami Luxury Real Estate”.

For people moving from other parts of the US – luxury may mean amenities offered in a particular Miami Beach Condo or even a particular neighborhood.  Does the building have full amenities like valet parking, 24-hr security, concierge, pool, gym, spa.  Or does the neighborhood have golf, private beaches, and tennis.

Miami Luxury Real Estate

Luxury Real Estate is not only defined by price (although it is definitely a main factor).  There are older buildings in Miami that have great amenities, high monthly maintenance fees, but the actual prices of the residences within the building complex are affordable.  Examples of these type of buildings are Quayside Towers, The Jockey Club and The Cricket Club.  These are buildings with great reputations and sought after even when you compare them to prime Miami Beach Real Estate.

Fisher Island Luxury Real Estate

Then you have Fisher Island Real Estate.  Talk about exclusive!  When you talk about Luxury Real Estate in Miami, Fisher Island comes up first.  A private island, accessible by Ferry, with Golf, Restaurants, shopping, Tennis….and so much more.  Celebrities like Oprah, Andre Agassi and Boris Becker own Fisher Island Real Estate.  But if you have ever seen properties within the island you will know that a lot need updating and reflect finishes from the 80′s when the buildings were constructed.   But what defines Luxury in Fisher Island’s case is security, amenities and lifestyle.

Apogee and Continuum - Miami Beach Luxury Real Estate

Miami Beach Real Estate is in a class of its own – South Beach offers the latest and trendiest and although my architect’s eye can catch minor design flaws, the views, the finishes and the location does not get any better.  When I think of South Beach Luxury Real Estate, 2 buildings come to mind: Apogee and The Continuum. But when it is Miami Beach Luxury Real Estate, Aqua-Allison Island as well as Canyon Ranch are the ones that pop to mind.

Canyon Ranch and Aqua - Miami Beach Luxury Real Estate

The Miami Lifestyle is about Luxury without a doubt and just by living here and experiencing our world, you will be surrounded by luxury, culture, great people and a beautiful place.  Keep in mind that there are hundreds of other examples (I only named a few).  So now you will understand us when we ask, can you expand on what you mean by Miami Luxury Real Estate (we’re not just being snooty….we’re being objective).

**originally published on July 28, 2008**

Visiting from out of town and want to buy a Miami Beach condo?

January 18, 2012

Contrary to many people’s beliefs, buying a condo, no matter the price range, is not something you will do from one day to the next out of impulse.  Impulse buys can be shoes and purses, even cars, but real estate? seriously?

So here’s the deal, don’t visit Miami and call us to show you properties once you are here.  First of all, you are expecting us to drop what we’re doing to help you, which is not very polite, or worse yet, you think we’re just waiting for the telephone to ring.  Our team is busy! we are working with buyers and sellers and you need to give us notice to be able to gladly fit you in our schedule.  In order to have a successful business relationship, you need to value our time as much as we value yours.

Even if you are local, we will need to go through a consultation process to assess your needs and guide you in the right direction.  The consultation process takes a few days and in-depth conversations and includes, but is not limited to the following:

  • Method of payment – will you pay cash or will you finance?  If you will finance, are you pre-approved and how much money will you put down?  Banks will not finance many condos, so that will discard those properties from your criteria.  Other condos require a certain amount of down payment, which will narrow down your criteria even more.  If you are not pre-approved, then that’s another process you must start immediately with a mortgage broker or bank to know how much you can afford.
  • Price Range – seems silly, but how much you want to pay will determine what type of property you will buy, and that includes not only price, but maintenance, property taxes, insurance,  and other fees.
  • Location – Miami is really big and price ranges differ from location to location.  You may think you can buy a certain property in South Beach, for example, to find out you need to look further North or inland.
  • Amenities – these will determine how much monthly maintenance fees are and will narrow down your search if you are looking for specific amenities like Tennis Courts or in-house gym, for example.
  • Proximity to places – if you want to be within walking distance to the action, to shopping or even your preferred house of worship, we need to know in advance to make appropriate recommendations.
  • Maintenance Fees – this vary enormously from condo to condo!  Take Williams Island, for example, they have an island fee in addition to monthly maintenance and a minimum consumption fee.
  • What your intent is with property – occupy, rent, etc.  Some condos do not allow rentals, or pets – knowing how you will utilize the condo will also help us narrow down your search criteria.
  • How quickly you need to buy?  could be a 1031 exchange with deadline…will discard short sales and certain properties that take a long time for approval.
  • Views – we always need to explain this – water views can be canals, bay, ocean, lake, direct, indirect ….the options are endless.
  • New or fixer upper? Are you willing to do work to a condo that is in disrepair but priced right or do you prefer new buildings?

Once these questions are answered, then we will start narrowing down your choices by sending you properties.  This will give us an idea of what your style is and will help us get a better grasp for your needs.  We will also have to clear all pre-conceived notions about the local housing market….it will take time and should not be rushed because we need to gain each other’s trust.  A week or so before you visit, we will clear our schedule for you and start planning showings.  Please note that Miami rarely has lockboxes on properties and most are “listing agent accompany”, this means that coordinating appointments can take between 24 to 48 hours.

We value your business and want you to make an informed decision because we are a lot more than a taxi service and want you as clients for life, not just for a single transaction.  In addition to that, we don’t like to waste our own time if you are not serious about the purchase.   So don’t be offended if we can’t help you from one day to the next, we need to know you are committed.

NINE45 Jefferson Townhomes in South Beach

June 24, 2011

NINE45 Jefferson Townhomes or 945 Jefferson Townhomes

Brand New Miami Beach condo project in the smack center of South Beach.  they are actually townhomes because they are 3 stories with the third story being an incredible sky loft that opens to 2 roof terraces with awesome views of South Beach.  The project is located just South of Flamingo Park on Jefferson and it’s literally walking distance to the beach, to Alton Road and everything in South Beach.

The best part is that is has covered parking!! No more driving around trying to find on-street parking in South Beach.  Each residence comes with one parking spot and you have the option of buying an additional one for $25,000 (and that’s cheap! considering parking is a commodity in SoBe).

The project only has 7 residences with the front and back ones being the best ones with more light, and the 5 interior ones, sandwiched in between, a bit less desirable, but still great investments.  They are priced between $450,000 and $525,000 and the monthly maintenance is low at .40 cents per square foot.  Here are photos I took of the interiors:

The residences come finished with Italian ceramic flooring with leather finish, baseboards, painted, Bosch stainless steel appliances, granite counters, impact resistant windows and doors and window treatments and closets!  You do have the option of buying them furnished as well for a bit more – with Bobby Berk Home and Crate & Barrel furniture.

The beauty of a small project like this is that there are no condo restrictions.  If you are buying as a vacation property or second home, you don’t have rental restrictions and can rent as many times as you want during the year.  There are also no pet restrictions and you have a dog park near by.  Majestic Properties has also teamed up with BBU Bank who is offering financing (80% conventional loans and 60%-70% financing for foreign nationals).

And now to my honest opinion – I loved the front unit because of the light and would buy it furnished at their $545,000 asking price because it was perfect.  They are not big by any means and the sets of stairs could get a bit old after climbing them a few times per day (but at least you would stay in shape).  The project is great for vacationers, for people that like to be in the middle of  the action and love clean, simple spaces.  The interior units are a bit dark, but honestly, great distribution and still a great price for new construction in the area.  The adjacent buildings are not pretty at all, but that comes with the territory, the impact windows should block out the occasional loud fight from a neighbor or loud music from obnoxious teen.  It is South Beach after all…. and starting at $450k!! I definitely endorse this one. :)

Call me to schedule an appointment – these will probably not last long.

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Top 3 Most Expensive Miami Beach Condos Sold – April 2011

May 24, 2011

There were 238 Miami Beach condos sold in April of 2011. Price range of these sales varying from a $25,000 foreclosed studio in the Versailles Condo Hotel on Collins and 34th Street, to a mega luxury sale at Apogee seen below.  27 out of the 238 condos sold were above $1 million and 184 of those sales were below $500,000.  As for distressed inventory (short sales and foreclosures), the number has dropped to 38% for all of April’s sales.  A lot of media channels are calling 2012 the end of the down market for Miami Beach, but I still think it’s on a building by building case – many areas in Miami have already said bye bye to the down market, seeing an upward trend.  Just bring cash, because financing is what’s making it difficult!

April’s Most Expensive Miami Beach Condo Sale

Apogee South Beach – 800 S Pointe Dr #PHA– Miami Beach, FL 33139

Listed for $14,000,000 and sold for $11,500,000 on 4/14/2011

Talk about an amazing top sale for South Beach!  Now this condo has a bit of history or “real estate baggage”, if you will.  It was originally listed for $22,000,000 as “the most expensive Miami Beach Condo ever!” – and that was back in July of 2008.  Well….although it still sold for top dollar, that’s almost a 50% reduction from that original price.  Can you say “HOME RUN” for the current buyer?  This penthouse residence occupies the top 2 floors of the Apogee South Beach with ri-di-culous views of South Beach, Government Cut, Fisher Island and Miami.  The Marketing description reads in all caps:

PENTHOUSE A COMMANDS THE TOP 2 FLOORS OF THE APOGEE. IT IS COMPLETED WITH A 360-DEGREE ROOFTOP PALAZZO, PRIVATE POOL & BUILT IN SUMMER KITCHEN. THE MAIN LIVING AREAS HAS A SOARING 22FT CEILINGS ENCLOSED BY DOUBLE HEIGHT FLOOR TO CEILING WINDOWS WHICH CREATES A FIRST IMPRESSION THAT ONLY A FEW PH’S CAN BOAST. OVER 11,000SF OF TERRACE/BALCONY AREA. IN ADDITION, 2 1/2 CAR PRIVATE AIR CONDITIONED GARAGE AND MAID QUARTERS.

Features:

  • 6,853 sf
  • built in 2008
  • 6 bedrooms / 7 bathrooms / 1 half-bathroom
  • 2 1/2 car private air conditioned garage and maids quarters
  • roof top palazzo
  • 22′ ceilings in main areas
  • over 11,000 sf of terrace/balcony area
  • marble and wood floors
  • Monthly maintenance = $7,935

April’s Second Most Expensive Miami Beach Condo Sale

The Setai Resort & Residences – 101 20th St #2308 – Miami Beach, FL 33139

Listed for $5,899,000 and sold for $4,600,000 on 4/01/2011

The Setai Resort and Residences makes the Top 3 Miami Beach Condos sold again!!  This time with unit 2308, which is obviously gorgeous, but cannot tell from the photos (which happen to be one of the worst examples of photography for a luxury condo in Miami Beach).  This property was originally listed for $6,999,000 in 2006 with several price reductions and marketing description:

One of a kind residence, featuring a large master suite with a private massage parlor and endless views of the Atlantic Ocean.  Enjoy the Sunset and Downtown Miami Skyline from anywhere in the residence or from the expansive terrace.  This 3 bedroom suite has the elegant finishes of The Setai’s Hotel Furniture package and is currently enrolled in the program as the “Specialty Suite”.  Statements available upon request

Features:

  • 2,558 sf of living space
  • built in 2005
  • 2 parking spaces
  • 3 bedrooms / 3 bathrooms
  • Hotel Furniture Package and “Specialty Suite” hotel program
  • monthly maintenance – $4,886

April’s Third Most Expensive Miami Beach Condo Sale

Continuum South Beach – 100 S Pointe Dr #3204 – Miami Beach, FL 33139

Listed for $3,750,000 and sold for $3,270,000 on 6/06/2011

The Continuum South Beach’s South Tower is my favorite of the 2 and the fact that it’s a full-amenity ocean front building, is all it takes to be convinced that the place is amazing.  This particular 32 floor unit only had photos of the view and the foyer in the MLS and the history is a bit strange.  Originally listed for $3.65 Million on October of 2010 and increased to $3.75 Million 2 weeks later.  Marketing description reads:

Best line in the building view of Fisher Island and cruis ship alley. Corner unit with wrap around balcony. Great open floor plan. Full service building with state of the art facilities, world class fitness center, lap pool and juice bar!

Features:

  • 2,508 sf
  • built in 2003
  • 3 bedrooms / 3 bathroom / 1 half-bath
  • carpeting and marble floors
  • ocean front building
  • 2 + parking spaces
  • monthly maintenance = $2,255

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

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