Miami Beach Mod Homes – November 2011 edition

Seems that our MIAmodHomes series has sparked up some interest, and we thank you for your enthusiasm. I guess it’s true what they say, to show passion in what you do is key to success and architecturally significant homes is what makes me tick. This month’s edition is in The Sunset Islands (Sunset Island 1 to be exact). The home was built new in 2008, with pool, dock, and everything you would like from a contemporary home.  This one defines sexy architecture and is, without a doubt, real estate porn at its best.

Miami Beach Mod Home at 1531 W 22 Street

listed for $8,900,000

I hate to make it sound dirty, but good architecture makes me salivate and this home is like gourmet for the palate.  I’m guessing the previous house was completely torn down and the up came this beaut on the existing 75′ X 175′ lot (13,125 sf) < that’s 75 feet of water frontage.

My first thought was…oh no…someone made a big mistake! They totally over built what should have been a Sunset Island 4 location and this, as well as the proximity to the bridge, will definitely hurt the sale.  No matter how intricate the workmanship is, the price tag is not for Sunset Island I.  Putting that aside, whoever falls in love with this house, will not mind the location, but will be thankful for the attention to small details.

So what are some of these details I speak about? Let’s start with the custom-made stainless steel front door and matching pair of automatic gates in the front of the house.  These are then perfectly complemented by interior and exterior stainless steel handrails on staircase and balconies.

And then we can take a look at how the very linear architecture of the home is juxtaposed with round windows or portholes almost like the oculus of a classical dome.  These portholes frame views to give you perspectives beyond your field of vision.  I’m not much for the “overly done”, but the simple nature of how these are placed, gives me goosebumps.

The interiors are minimalist and the house is decorated very tastefully with modern classics and very white furniture.  As a mother of 3, as much as I like white, I churn a little thinking of maintenance.  But that really has nothing to do with the house, but personal taste.  The actual kitchen flows with the rest of space as if it was a piece of furniture – living spaces have no boundaries or separators really redefining the word “living room.”

If I have to critique something, just for the sakes of finding something wrong with this house, it would be the choice of material for the wall by entrance.  Although it does help delineate the space, I would have loved to see concrete like Tadao Ando’s magic walls. THAT, would have made this house flawless….almost, (wait ’till the drum roll at the end).

Bedrooms are just as impeccable as the rest of the house, with minimalist finishes but well thought out comfort.  Don’t miss the window treatment details with recessed tracks, which obviously also contain ambiance lighting. From the choice of sink bowls to mirrors and faucets….design is continuous throughout this home.

Exteriors frame impeccable vistas and create living vignettes that are warm and welcoming, with summer kitchen, covered porch, infinity pool and manicured lawn.  The only thing missing is a 60′ Azymut parked on the private dock.

And if you are not disappointed yet at the fact that I could not tear this house apart for the life of me, I did find one detail that drives me absolutely insane. DRUM ROLL PLEASE!!

One of the porthole windows in an upstairs bedroom is horribly framed with a roman shade.  Couldn’t they do a custom window treatment to suit the circle?  Vitruvius’ man of Perfect Proportions is probably rolling his eyes in disbelief!  Eliminate the roman shade or the window! The Barcelona chair right under it is not going to detract my attention! ….this is the one detail that could break a sale….seriously people!

I have to compliment the marketing photos of this property, once again, a Miami Beach luxury home featured correctly, hats off!  And to give you the boring but necessary specs of the home – 6 bedrooms, 7 bathrooms, 2 half-baths, 7,148 sf of living space, and northern exposure.

Price negotiable??  (cough cough) … I’m thinking yes.

Top 3 Most Expensive Miami Beach Homes sold in June 2011

There were 23 Miami Beach homes sold in June of 2011. Sales prices ranging from $170,000 for a bank owned foreclosure in the North Beach area, to $5 million for a Sunset II remodeled home mentioned below.  June’s Miami Beach sales keep showing an improvement in the housing market with 8 of the 23 sales being above $1 million and 7 of those sales being distressed.  We keep seeing sales above the $3 million mark which also means mega luxury Miami Beach homes are moving!

June’s Most Expensive Miami Beach Home Sale

1410 W 25 St – Miami Beach, FL 33140

Listed for $5,499,000 and sold for $5,000,000 on June 7th, 2011

This home was featured in our Miami Beach Housing Report – first half of 2011.  Located on the South East corner of Sunset Island II, completely remodeled, meticulously landscaped and with 100 feet of water frontage.  The house was purchased for $6.5 Million in 2005 and sold at a $1.5 Million loss.  The selling description read:

GREAT MIAMI BEACH WATERFRONT ESTATE WHERE QUIET COLORS CREATE A BOLD IMPACT YET A RELAXED SENSE OF INDULGENCE. BEST DESCRIBED AS THE HOUSE THAT BECOMES YOUR HOME, THIS BEAUTIFULLY REMODELED FIVE BEDROOM, (WITH OPTION TO USE THE STUDY AS A SIXTH BEDROOM) AND SIX AND ONE HALF BATH ISLAND OASIS, EXUDES TRANQUILITY AWASH A SEA OF WIDE-OPEN SPACES, LUSH TROPICAL LANDSCAPING AND 100 FEET OF WATERFRONT FRONTAGE.  A STONE-THROW AWAY FROM THE OPEN BAY!

Features:

• 5,920 sf of living space
• built in 1955 and completely remodeled
• 100′ X 202′ LOT (20,200 sf)
• 5 bedrooms / 6.5 bathrooms
• 100′ of water frontage (no fixed bridges to bay)
• private dock
• heated pool
• Sunset Islands location
• 2-car garage

June’s second Most Expensive Miami Beach Home Sale

1601 W 24 St – Miami Beach, FL 33140

Listed for $4,250,000 and sold for $4,250,000 on June 8th, 2011

Another Sunset Island Home.  This on located on the North side of Sunset Island III, also with no fixed bridges to Biscayne Bay.  Completely renovated by Wallace Tutt on a 25,000+ lot with tennis court.  (I would have imagined Anna Kournikova in this house for sure).  The home was listed in March of 2001 and was under contract in one week!  The selling description reads:

Sunset Island #3 residence, completely and tastefully renovated by Wallace Tutt and featuring a lighted tennis court, separate guest house, pool pavilion. New dock and seawall, split bedroom plan with separate apartment. Quality finishes and lavish touches throughout. All newly installed appliances, electrical and plumbing systems, doors and windows, impact glass and much, much more. Never occupied since recently completed renovation, turn-key in every respect.

Features:

• 7,202 sf of living space
• 144′ X 175′ lot (25,200 sf)
• 5 bedrooms / 5.5 bedrooms
• built in 1937 and completely remodeled
• 144′ of water frontage
• private dock
• heated pool
• 2-car garage
• Sunset Islands location
• turn-key

June’s Third Most Expensive Miami Beach Home Sale

126 W San Marino Dr– Miami Beach, FL 33139

Listed for $3,999,000 and sold for $3,400,000 on June 24th, 2011.

Here’s the perfect example of how Venetian Island Homes are increasing in price like no other island in Miami Beach.  Spacious house with amazing views with tired finishes in need of updating – selling above $700/square foot.  Located on the West side of San Marino Island (South of the Venetian Causeway), with amazing views of The Miami skyline.   This home was listed in February of 2011 and was under contract in less than a month.  The selling description simply reading:

Located on the secluded southwest side of San Marino Island on the Venetian Causeway in Miami, discover this beautiful 2-story home on a manicured 15,750 square foot bayfront lot. The best bay and downtown Miami views. Huge backyard and separate guest apartment with kitchen.

Features:

• 4,472 sf of living space
• 90′ X 175′ lot (15,750 sf)
• built in 1937
• 4 bedrooms / 3 bathrooms
• 2-car garage
• 90′ of water frontage
• Venetian Islands location
• pool
• private dock

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

Top 3 Most Expensive Miami Beach Homes sold in March 2010

There were 22 Miami Beach homes sold in March 2010 ranging from the most expensive, which will be featured here at $2.85 Million, to the lowest sale in Miami Beach at $102,500 for a dry lot, bank owned, foreclosure home in Biscayne Beach (North Beach).  Talk about a disparity! but that’s Miami for you.  Please note that number 2 and 3 top sales last month were also dry lot homes all selling above the $2 Million mark.  Recuperating market?  I do think so, although the top of the Miami Beach luxury home market is moving really slowly.

March’s Most Expensive Miami Beach Home Sale

270 Hibiscus Island – Miami Beach, FL 33139

Listed for $3,490,000 and sold for $2,850,000 on March 19th, 2010

The buyer of this home walked away with a great home and an amazing view.  The first time I saw this house there was an Aston Martin in the garage and we asked the listing agent if that could be included as an incentive (my joke was not received well….lighten up people!).  Great common areas, tons of intricate but not too ornate mill work, beautiful kitchen and nice sized bedrooms.  (The Faux painting was a bit too much for me….but nothing a little paint couldn’t solve).  This home was on an off the market and was originally priced at $4.69 million in 2006 with several reductions along the way. Here’s the MLS screaming in all CAPS description:

EXQUISITE WOOD FINISHES, BUILT INS, EMBELLISHED FAUX WALLS, PROFESSIONALLY DECORATED AWARD WINNING HOME, 16′ CATHEDRAL WOOD CEILING IN LIVING ROOM,FORMAL DINING WITH COFFERED CEILING, SPACIOUS OPEN FAMILY MEDIA INCLUDES GOURMET KITCHEN, GRANITE COUNTERS, LARGE WET BAR, STAIN GLASS WINDOW. MASTER WALK IN CLOSET DRESSING AREA, LUXURIOUS BATH, AUTOMATIC GENERATOR, SURROUND SOUND, JERUSALEM STONE FLRS, THEATER, OFFICE , IMPACT RESISTANT GLASS FRONT AND BACK, SHUTTERS ON SIDE.

Features:

• 4,256 square foot home on 10,500 square foot lot
• 60 feet of water frontage (60′ X 175′)
• 3 bedrooms / 3 bathrooms / 1 half bath
• pool
• 16′ cathedral ceilings
• 2-car garage
• built in 1954
• Jerusalem Stone Floors
• Impact resistant windows on front and back

March’s Second Most Expensive Miami Beach Home Sale

2549 Sunset Drive, Miami Beach, FL  33140

Listed for $2,300,000 and sold for $2,050,000 on March 18th, 2010

Florida Vernacular Influence in this Sunset Island 2 home.  No expense spared and sitting on a comfortable 12,500 square foot lot.  It’s neighboring properties are going in excess of $4 Million, so here’s a little jewel sitting amongst big timers and has certainly nothing to be ashamed of.  This is also evidenced in how quickly it sold.  Listed on February 1, 2010 and was under contract in one week!  MLS description reads:

Fabulous pool home situated on Sunset Island II across from the park. Fine hardwood floors throughout, 2-story foyer, living room with fireplace, formal dining room, theater room, wood paneled library, gourmet island kitchen with professional appliances & breakfast area. Family room opens to covered covered loggia with summer kitchen; surround sound, heated pool, master suite w/marble bath & walk-in closet, large sundeck, maid’s quarters, lush landscaping, converted garage, corner lot.  Gated community.

Features:

• 4,455 square feet of living space
• built in 1975
• 4 bedrooms / 5 bathroom
• 12,500 square foot lot
• Summer Kitchen
• pool
• maid’s quarters
• lush native landscaping

March’s Third Most Expensive Miami Beach Home Sale

2820 Lake Avenue, Miami Beach, FL 33140

Listed for $2,290,000 and sold for $2,115,000 on March 26, 2010

Here’s an immaculate house on a dry lot not just in the Sunset Islands, but in Sunset Island I, which is the most sought out of the 4 islands.  This house has the works:  limestone floors, electric shades, steam room, 2-car garage and is designer decorated which makes it even more impressive.  Some may think that it would still be “the ugly duckling” of the island, figuratively speaking because of the multi-million dollar residences that surround it, but that’s for you to judge.  The house was originally listed for $3.45 Million in September of 2007 with a price reduction to $3.45 Million in January 2009 – closed for $2.115 Million on March 26, 2010 and already listed for $3,000,000 – Maybe someone can make a quick buck and flip this property….we will find out soon.  The MLS description reads:

Spectacular “Smart House” in Gated Miami Beach Community: Sunset Islands.  Exquisitely updated including beautiful Limestone, dark hardwood floors and impact glass windows and doors throughout. Amazing Zen-like patio area featuring infinity edge pool with waterfall. Electric black-out blinds; state of the art technology with controlled sound, lighting, video and security cameras, full gym and steam room.

with new Listing description reading:

State of the art house in Sunset Island.  Spectacular patio with infinity edge pool and waterfall.  High end technology with high end domotics.  Spectacular dark hardwood floors and patio and pool area in lime stone.

FYI – Domotics is “home automation” (I confess I had to look it up myself)

Features:

• 4,717 square feet of living space
• 11,880 square foot lot
• 2-car garage
• 4 bedrooms / 4 bathrooms
• built in 1945
• “Smart House” with home automation
• Hardwood floors
• Impact glass doors and windows
• Infinity Edge Pool with waterfall
• electric black-out blinds
• gym
• steam room

**all information obtained from the SouthEast Florida Multiple Listing Service**[idx-listings zip=”33139″

2009 Miami Beach Home Sales for the Sunset Islands

The Sunset Islands are the epitome of Miami Beach Luxury Real Estate, starting with Sunset I.  Historically homes in the Sunset Islands hold their value better than other nearby islands because of access, security and proximity to South Beach’s “action” but far enough to have privacy.

There have only been 4 sales this year in The Sunset Islands

Address	Bds	Bths	HBth	sqft	Water	Lot Size	List Price	Sale price	$/sq.ft
1400 W 28 St	7	7	1	9.933	Y	20.000	$15,900,000	$9,500,000	956
1727 W 27 St	4	6	1	6,244	Y	20,000	$8,250,000	$6,000,000	961
1401 W 22 St	4	5	1	4,576	Y	13,275	$3,200,000	$2,734,500	598
1600 W 24 St	4	4	1	3,453	N	11,858	$2,399,000	$2,100,000	608

The highest sale was at Sunset Island I (the most desired of all Sunset Islands) for $9,500,000 – this house was listed since July 2008 and originally priced at $15,900,000 (that’s a discount of over 40%). The lowest sale was a dry lot property located in Sunset Island III – located at 1600 W 24 St, selling for $2,100,000 and listed on and off since September 2008 with an original price of $2,495,999. It may have been the lowest priced sale, but sold for more per square foot than the immaculate waterfront home at Sunset Island 4.

The average price per square foot this year comes down to $780.75 – please note that none of the sales were open bay homes – an appraiser would pull comparables from North Bay Road homes because of the lack of sales in The Sunset Islands.  At least we saw 2 homes above the $5,000,000 range actually sell which is something we can’t say about The Venetian Islands.

**UPDATE** There was one additional sale in the month of December in Sunset Island Number 2 – this was the dry-lot property located at 2535 Lucerne Avenue listed for $2,750,000 and selling for $2,400,000 ($441/sq.ft) making this the lowest sale of 2009 in The Sunset Islands. This luxury home had been listed since January of 2009 with a starting price of $2,895,000 (that’s a 17% difference between list and sale price).

Miami Beach Luxury Real Estate – Sunset Islands

This may sound a bit out there, but there is a reason why the Sunset Islands in Miami Beach were named that way… imagine catching perfect sunsets every evening from your backyard? This property is located on Sunset Island IV (which is the least chic of the 4 Sunset Islands according to many, but at least this home sits on the “good side” of the island and with perfect views of the bay with a bit of protection from the elements).  Before you jump down my throat about my political incorrectness – the South side of Sunset IV faces condos and is a narrower canal, thus my statement.  It’s tough to dump a couple of million dollars on a house that faces a bunch of condos.  This house, on the other hand, sits on the North West end of the island, with flawless views.

1649 W 22 Street – Miami Beach, FL 33140

Listed for $5,875,000

The Deco House sure has some history and has had a great deal of celebrities through its doors.  One thing is for sure, it is in need of some updating – starting from the floors, handrails and giving the overall house a nice face-lift – but it does not take away the fact that the house is spectacular, starting from it’s 20,000 square foot piece of property in Prime Miami Beach Real Estate.  The home has been listed since May of 2009, with a starting price of $6,150,000.  The MLS description reads as follows:

This home is known locally as the Deco House and one of the most beautiful homes on the Beach. Prior to the current owners, this is the home that such famous actors as Jennifer Lopez, Sean Combs, and Will Smith have rented while visiting South Beach. It has such a beautiful setting that it has also been used in many magazine layouts. Built in 1987, the Deco Home has solid cement floors and is extremely well constructed. The main room has soaring 18 ft. ceilings and a glass staircase.

Property Features:

• 5,000 square feet of living space
• Built in 1988
• 5 bedrooms / 4.5 bathrooms
• 19,812 square foot lot
• 3-car garage
• waterfront – no fixed bridges to ocean
• private dock
• pool
• private sunsets
• Terrazzo, tile, marble and wood floors
• media room
• Sunset Island Number 4

**property information courtesy of South East Florida Multiple Listing Service and Addvantage Real Estate Services **