There are currently 1425 Aventura condos for sale: (25 more than last month)

• Highest priced listing: $12,000,000 for a 5/6 at Porto Vita
• Lowest priced listing: $33,900 for a 1/1 foreclosure at Fourth Forum Condo
  
• Pending sales: 280 (8 less than last month)
• Closed sales in August: 72 (2 more than last month)

The highest Aventura condo sale in the month of August was for the 4 bedroom, 4.5 bathroom residence at Hamptoms South  (photographed above) – 20201 E Country Club Dr #710 – a seventh floor condo with unobstructed East and West Views – listed for $49,500 and selling for $990,000.

The lowest Aventura condo sale in August was for the 1 bedroom, 1.5 bathroom foreclosure at Biscayne Lake Gardens Condo.  It was listed for $67,200 and selling for $46,000.

After being quoted in The Miami Herald, a reader came back talking about his own building and how the numbers were not correct.  The Herald writer, Jared Goyette, was good about saying:

all agreed that the market in Aventura can be difficult to assess because most of the residences are condos, and the trends can be different from building to building. Similarly, Hegedus-Garcia made the point that the Standard & Poor index isn’t a good guide, because it lumps together large metro areas while there are drastic differences from neighborhood to neighborhood.

With that said, I decided to add real estate stats for different buildings in Aventura to give our readers a better idea of what’s happening in each one.  This month, I picked Hamptons South (photographed above), since it had the highest sale in the month of August.

Hamptons South – Aventura, Fl

Hamptons South is located at 20201 E Country Club Drive and was built in 2004.  It sits on the Intracoastal Waterway and offers upscale design and amenities including: a 25,000 sq. ft. spa, sauna, whirlpool, adult and children swimming pools, playground, tennis court, reception desk, valet parking, gated entry, party and tea rooms, hotel rooms and library.

There are currently 25 active listings at The Hamptons South.  The highest priced condo is for the 6 bedroom / 6 bathroom PH with private roof tops (units PH4&5) – listed at $2,800,000.  The lowest priced unit (1806) is listed for $849,000 (2 bedrooms / 2.5 bathrooms).

There have been 7 sales in the building in 2010 varying from $725,000 to $1,00,000; and 17 sales in 2009 varying from $465,000 to $1,050,000.

There is currently only one unit under contract – unit 1906 listed for $650,000 and showing pending since january 2009 (something tells me that sale may not go anywhere).

Of the 25 Active Listings, only one is a distressed sale – unit 2207 is a short sale listed for $999,000 with a Dade-County Market Value of $785,990.

After looking at the numbers, although there have not been many sales at Hamptons South, we can deduce that it is a solid building because there is not a long of turn around, the prices have remained strong and there is only one single distressed property currently on the market.  An appraiser would most likely have to go outside of the building for comparable properties and hopefully would go to buildings with similar amenities.

If there are particular buildings you would like for us to give more information on, feel free to contact us.

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

Related Articles:

4756 Alton Rd – Miami Beach, FL 33140

Listing Price $569,000

How do you describe a 1949 Miami Beach home that has impeccable vintage details and at the same time updated modern features, to create a perfect place to live? Here we have a home where the owner has identified and preserved key elements throughout and revamped the old and tired to come up with a complete package. If you like old and new in a nicely orchestrated space, this house may be the one.

The approach of the house will welcome you with private landscaping to a quaint porch area. You will be greeted by custom doors, original quarry tile, hardwood floors, soft stucco and spacious rooms. You will notice ample closet space atypical of the period, updated kitchen and private yard perfect for lap pool and urban garden space. MLS description reads:

Updated and meticulous 40′s great find!  A true 3-bedroom with den in the heart of Miami Beach.  Features include: custom doors, hardwood floors, master bedroom with sitting room, laundry room, new roof, fireplace, 1-car garage, privacy hedges, room for lap-pool, and more.   Close to golf course, schools, hospitals, doggie park, shopping, major highways and South Beach.  Come experience the best of Miami Beach.

As for practical items to note about this Miami Beach Home:  New Roof in 2007, new air conditioning ducts in 2008, complete set of hurricane panels, top of the line lighting fixtures and fans, working fireplace, custom doors, privacy hedges, laundry room, updated electrical system…and so much more.

Location is Mid Beach, one block East of Biscayne Bay and a 15 minute bicycle ride to the beach.  Close to downtown Miami and South Beach in a safe urban setting with not too much yard to take care of but enough to be green.  It is on Alton Road, a busy road, but don’t let that deter you, between the privacy hedges and actual design of the house, it will not make a difference.

Features:

• built in 1949
• 3 bedrooms + den / 3 bathrooms
• 2,030 sq.ft. of living space
• 6,000 sq. ft. lot (60′ X 100′)
• 1-car garage
• cbs/stucco construction
• new roof
• new electrical
• new a/c ducts
• central location

*property courtesy of Majestic Properties and Southeast Florida MLS*

Related Articles:

Unfortunately for all of us, and because it’s part of life, we lose loved ones along the way. We all mourn our losses differently and in many cases our lives never become the same. This week, the on-line world suffered a huge loss and for many of us, it went beyond facebook, twitter and active rain conversations…we lost a real friend that had a huge impact in our lives.

As miamism readers, you may or may not know how we come up with content or how this blog was born. It may be interesting for you to realize that a lot of different people in the world influence how we convey our message to you, what our on-line strategy is and how we ultimately market ourselves. We collaborate with colleagues around the country on a regular basis to improve the information we provide for you. We brainstorm, we network, we teach each other how to provide better content and give better service. Our blogs, lives and businesses are somewhat interconnected by social media and ultimately an on-line family.

Our friend Laurie Manny, a Long Beach Realtor, died suddenly this past Wednesday leaving a huge void in our lives. Many in the industry have written beautiful tributes about Laurie and but I am at a loss for words. This is what Laurie meant to me:

When a woman is strong-minded, tenacious and self-assertive, people usually think of them as abrasive and even scary. For some odd reason our society frowns upon them and avoids any connection with them. Well guess what? Laurie Manny was one of those powerful and commanding women and THAT is exactly what attracted many of us to her. She had the gift of recognizing people’s strengths and would let you have it if you didn’t use those in a constructive way. She always had a fiery plan involving intricate networks of people coming together for a common good and that’s why she was such an amazing connector and mentor to many. I know for a fact that Laurie would not want me to be mushy and sentimental about what she meant to me, but I can truly say that beyond anything else, she was a friend. I will miss her fire, her determination and her irritating calls at 2:00 in the morning. I will miss our brainstorming sessions and our arguments, but most of all, I will miss my friend.

Our deepest condolences to her friends and family, may we be able to recognize the deep impact of our loved ones before they are gone.

Please read these amazing tributes about Laurie Manny:

• Cyndee Clearwater, Florida
• Irina in Pasadena, California
• Frances Flynn Thorsen
• LBPost

Related Articles:

Scarface and Capitalism in Miami…

I don’t think I could have described it any better.  This photo was taken by Adam Mizrahi from UrbanCityArch.com during a Miami Design District Graffiti Tour.  Can I just tell you that if you have not taken a look at the amazing graffiti around The Design District and The Wynwood Arts District, you are missing SOMETHING!!

….another Miamism !!

** Here at Miamism we love to post your Miami Photos. If you have a shot you want to share please join the Miamism Group at Flickr.com – or you can e-mail the photos directly to us at info@miamism.com *

Related Articles:

If you have visited a Miami Beach historic house with me you know how I light up.  The architect in me wants to jump out and point out every single historic detail, no matter how minute.  I can’t begin to tell you how many calls and e-mails we get from people wanting to know more about historic houses, or people thanking me for writing about window proportions, Historic Cuban Tile or Cuban Tile flooring.  (There’s even a Historic Homes category on the menu bar on the blog).

The fact is that Miami historic real estate is my specialty – many times I point out features that listing agents are clueless about and later thank me.

But I’m not writing this post to pat myself on the back or to tell you “If you are buying a historic home in Miami, call me!!” (although it would be that easy).  The purpose of this post is to help you be critical about the reasons you may be captivated by historic homes.

I see it all in this business – the person that walks into a gorgeous Miami Beach Mediterranean Revival Home and appreciates every nook and cranny, and those that get disgusted by the “old feel” and want to replace everything in site with modern features.  When showing a historic home, it is obvious who appreciates the home and who doesn’t.

So what is it you like about historic homes?  Is it the charm and character?  Is it the warm materials (textured stucco, hardwood floors, mill-work) Or is it just the look and feel of these properties?  Are you aware that Historic Properties are known to hold their value much better than other properties and have a particular public who recognize the value and are willing to pay for it?  Whether Mediterranean Revival, Art Deco, Tudor …..or whatever…….historic homes sell for more – I’m not making this up, the numbers prove it.

This doesn’t mean that these homes may sell quicker (although many times they do), it means that they sell for more than the average home.  There are certain neighborhoods in Miami that have historic homes:  Miami Shores, Miami Beach, Coral Gables, Miami Springs and Historic Morningside are the most known….but there are also hidden pockets with beautiful gems all around Miami……even where you least expect it.

Owning one of these old homes is not all fun and games either – with old homes comes a lot of work and sometimes problems.  From structural deflection (sagging beams), to old plumbing, to termite damage.  It’s time to think of the reasons why you may be attracted to these old homes, and if you are not interested in working with the “buying an old home package” while paying a premium, then it may be a good idea to skip these altogether.

Please note that I’m not a purist either – I believe in reaching a happy medium between restoration and modernization…..it’s doable, as long as you always respect proportions and materials.  Ultimately, you will be the one living in the house…..just think of resale value and don’t go butchering and altering the historical integrity without taking into consideration the consequences, which could include resale value.

Have a historic problem or an anecdote you want to share about a historic house?  Add it to the comments so everyone can pitch in.

*originally published on October 8th, 2008*

Related Articles:

Nothing like a client selling our services for us!  We just love loyal customers that keep spreading the good word about the way we handle Miami Beach Real Estate.  Looking back at difficult transactions and the obstacles we have to go through to get things accomplished is all worth while when you get an email like this:

I’ve copied real estate agent Rick Garcia who was a tremendous help with my condo. He’s effective and unlike most Realtors who will tell you anything just to get the listing, he is realistic and straightforward. I know the Miami market is still depressed, but if you are open to his ideas and pricing, then he will make every effort to get it sold or leased.

THAT’s what I’m talking about!!  We tell you time and time again that we don’t sugar-coat information, we don’t paint pretty pictures of current real estate conditions and we tell it like it is.  It’s the number one reason our clients recommend us and come back again and again.

We are dedicated to your success, whether buying or selling Miami Beach homes or condos and will go above and beyond so you keep coming back for more.

Thanks Chris for the awesome referral, totally made our day!

*originally posted on January 31, 2010*

Related Articles:

Mojito Review

Area 31 Restaurant
16th Floor of EPIC Hotel
270 Biscayne Blvd. Way
Miami, FL 33131
phone: 305.424.5234

www.area31restaurant.com

Related Articles:

As a tribute to the way my kids feel about going back to school, I decided to share this amazing capture by Diego Quiros (dkeros on Flickr).  Although I feel the total opposite… it’s great to see the energy in Miami change when schools start – from traffic patterns to shopping establishments.

About the photo:  If you are not familiar with Coral Gables’ entrances, you should be.  Conceptualized by Merrick when developing Coral Gables as entrances to The City Beautiful – with old Spanish Mediterranean theme in mind, to welcome you to his world.  This photo was taken by Diego at Granada Entrance.

….another Miamism !!

** Here at Miamism we love to post your Miami Photos. If you have a shot you want to share please join the Miamism Group at Flickr.com – or you can e-mail the photos directly to us at info@miamism.com *

Related Articles:

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.

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**

Related Articles:

Seth Godin does it again asking “Where have all the agents gone“?  – In this world of intermediation and educated consumers it is an excellent question to ask.  If the middleman brings no value to a transaction, then there is no need for him.

With regards to Miami Beach real estate we deal with many types of consumers – the consumer that believes that buying  real estate is only about finding the property and making an offer (obviously that consumer has little use for a Realtor) – and the consumer that finds an agent that brings so much more and represents their best interest without a doubt.  There’s also the real estate seller that believes they can do it on their own by putting a couple of ads on-line and a sign in front of their house (again….that seller does not need an “intermediator”)….although a lot of these “do-it-themselfers” come to us for help after they give it a try.

But a lot of people, because of Internet Marketing and this age of Social Media, believe that some of us do bring value to a transaction and do think it is worth paying a commission and trusting the sale and purchase of their Miami real estate to knowledgeable Realtors who will take care of every aspect of the transaction and will go above and beyond the call of duty.

Think about how anonymous the typical real estate broker is. He will sell almost any house or represent almost any buyer. When selling a house, he has a fiduciary responsibility to represent that house to the best of his ability. Just like every other broker. The great real estate brokers do far more than this.

We do not criticize those that don’t need our services and want to do it on their own – on the contrary, we give them credit for their willingness to take risk – but we give our undivided attention to those that trust us with their investments and value our services.

Love this quote by seth:

When markets change, agents can lead the way, not follow along grudgingly.

So ask yourself the next time you buy or sell Miami Real Estate – will my Realtor add value to a transaction?

**originally written and posted on March 17th, 2009**

Related Articles: