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Miami-Dade Property Tax Questions

By: Ines Hegedus-Garcia on August 29, 2016

Do you have any Miami-Dade Property Tax Questions?

miami dade property tax questions

Miami-Dade County’s Property Appraiser, Pedro J. Garcia, offers TRIM (Notice of Proposed Property Taxes) outreach events throughout the year.  These meetings offer a chance for you to meet one-on-one with the Property Appraiser’s staff to review your real estate tax assessment and exemption status.

For those of you that ask how to challenge your property’s assessed value, when to file for Homestead Exemption, or any property tax related questions, this is your opportunity to get answers directly from the source.

miami dade property appraisers trim meetings

Miami-Dade Property Tax Oureach Events:

  • September 1, 2016
    • 6:00 PM at North Dade Regional Library:  2455 NW 183 St., Miami Gardens, FL 33056
  • September 6, 2016
    • 6:00 PM at West Dade Regional Library:  9445 SW 24 St., Miami, FL 33165
  • September 15, 2016
    • 6:00 PM at South Dade Regional Library:  10750 SW 211 St, Cutler Bay, FL 33189
  • September 19, 2016
    • 6:00 PM at Milander Center:  4800 Palm Avenue, Hialeah, FL 33012

For additional dates and/or future meetings click HERE, or contact property appraiser’s dept directly at 305-375-4712


What exactly is Cuban Tile?

By: Ines Hegedus-Garcia on August 26, 2016

In Miami, when visiting older homes, you will usually hear about Cuban Tile, but what exactly is it?

We are Architecture Realtors in Miami and specialize in historic homes and architecturally significant real estate, so it’s only right that we tell you what Cuban Tile is and its significance.

There are 2 types of Cuban Tile – Cuban Tile Flooring and Historic Cuban Tile used for roofing.  Two completely different materials used in completely different applications and building styles.

We have written about both and we encourage you to take a look at the full article for each, but here’s the gist.

Cuban Tile Flooring

cuban tile floors via miamism
Cuban tile flooring is a mixture of Portland cement, marble powder and earth pigments for coloring.  It’s also known as cement tile or encaustic cement tile.  Simple, homogeneous colors are most commonly seen in mid-century architecture, whereas intricate patters are more common of Mediterranean Revival and Spanish architecture. Today, it is common to restore Cuban Tile similar to the way they do terrazzo floors and the final product can be shiny or matte, depending on your desired look.

To learn more …. CLICK HERE

Historic Cuban Barrel Tile

Historic Cuban Barrel Tile by Miamism.comHistoric Cuban barrel tile 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’).  It is one of the key elements found in Mediterranean Revival Architecture.  Today, good Mediterranean architecture restoration includes the salvaging of Historic Cuban Tile when installing new roofs and using the salvaged tile with a mixture of hand-made modern tiles.

To learn more … CLICK HERE

So there you have it, the difference between Cuban Tile Floors and Cuban Barrel tile, usually referred to as “Cuban Tile”, which can be confusing, but usually context will solve the discrepancy.

Have any more general architecture questions?  Send us an email at and we’ll be happy to respond.


Pristine Miami Shores Home For Sale

By: Ines Hegedus-Garcia on August 23, 2016

9959 Biscayne Blvd – Miami Shores, FL 33138

I need to tell you about this amazing opportunity in Miami Shores, to buy sophistication and elegance for an amazing price.  This Miami Shores home, when purchased by current owners, was gutted and stripped to the core and re-built almost from scratch.  We are talking new everything!! From air conditioning and ducts, to walls, floors, kitchen, bathrooms, impact windows and doors, security system, sprinkler system and more (see list below).

Here’s your chance to buy a custom home in Miami Shores for under $331/SF when comparable properties are selling for high $300k’s and even over $400 per square foot.  This house defines luxury living and for way under $1 million.

REDUCED to $775,000

9959 Biscayne Blvd - Miami Shores common

9959 Biscayne Blvd – Property Description

Completely remodeled home with fantastic attention to detail, across from Miami Shores Country Club & Golf course.
No expense spared in this custom designed smart home with 3 bedrooms & 3 bathrooms, all en-suite.

Features include: open floor plan, hand-crafted cabinetry, quartz counters, luxurious spa-inspired master bathroom, LED lighting, security system, remote gated private entry through back, new fence, new a/c and duct work, new plumbing, new electrical, impact windows, big back-yard with plenty of room for pool, big exterior patio with pergola & more … Everything is new!

Don’t miss this opportunity to own a brand new, custom home.

And of course you ask, what’s the catch?  It’s evident that the house sits on Biscayne Blvd but it was designed away from it with even an automated gated entrance through the back.  The house is perfect for those that want to be across from the Miami Shores Golf Course, tennis courts, pool and country club.  Imagine waking up Saturday morning and just walking across the street with your clubs!  It’s an executive home at its best and the level of renovation will impress you.

9959 Biscayne Blvd - Miami Shores

9959 Biscayne Blvd – Property Features

  • fully renovated, custom home
  • 3 bedrooms / 3 bathrooms (all en-suite)
  • 2,343 SF of living space
  • 2-car garage with new, modern steel flat panel / Miami-Dade Hurricane approved garage door
  • front and rear driveways
  • automated gate in rear of property
  • 10,973 SF lot
  • Built in 1981 and completely renovated in 2016
  • open floor plan
  • custom design with finishes imported from Brazil, Italy and Spain
  • 9′ Brazilian Quarts kitchen island with stainless steel appliances; featuring ultra modern double oven and modern hood vent
  • custom crafted European designed kitchen cabinets
  • custom designed bathroom vanities
  • energy saving LED lighting throughout with 3 choices of white lights to flip through
  • All bedrooms equipped with USB outlets
  • custom made barn doors
  • state-of-the-art security alarm with cameras, controlled from smart phone
  • 4th and 5th bedroom options with approved architectural plans
  • plenty of room for pool
  • beautifully landscaped backyard with new sprinkler system
  • remote gated private parking pad behind home with enough parking for additional 4 cars
  • exterior LED lights
  • New roof – 6 years old
  • New modern, horizontal paneled fence in front and back
  • New impact windows and doors
  • New air conditioning system and new duct work
  • New water heater
  • New plumbing
  • New Electrical with 200 AMP electrical panel box and main disconnect
  • custom built pergola on exterior patio perfect for entertaining

Please don’t take my word for it, call us to schedule an appointment and see for yourself.  It’s easy to show and ready for move-in immediately!



Miamism Best Restaurants – Vagabond Kitchen and Bar

By: Ines Hegedus-Garcia on August 22, 2016

We are foodies here at Miamism and love great food and can be quite picky.  We have even been called Food and Cocktail snobs by some (cough couch…you know who you are). With that said, there are not many restaurants in Miami that we would consider favorites, but The Vagabond Kitchen and Bar has become one of those.

For the sake of clarity, the Vagabond recently switched ownership and was renamed Vagabond Kitchen & Bar.  We used to frequent the old Vagabond restaurant, but honestly, it was to support the amazing restoration efforts of Avra Jain and what that represented to the whole MiMO District in Miami’s Upper East Side.  We have a passion for historic restoration after all and The Vagabond symbolized progress.

The old restaurant had an eccentric menu, was quirky, and aside from Fernando, the host, and the Bissap Mule, there was nothing in the menu that I really loved.

Well … Do we have news for you!!!

vagabond kitchen and bar with fabien chalard

Miamism Best Restaurant

The menu of The New Vagabond Kitchen and Bar is completely new and it is FABULOUS!! We were so pleasantly surprised with the new changes and the new food that we had to let our readers know, because it is definitely “Miamism Best List” worthy.

The new Vagabond Kitchen & Bar changed the seating to really comfortable chairs, they changed the menu, changed their cocktail list, have new owners, but kept our dear host, Fernando, aka “El Negro”, as he likes to be called.

Vagabond Kitchen and Bar - Fernando the host

Talk about perfection! We had the opportunity to meet Fabien Chalard, the new owner and his passion for good food is intoxicating.  He talks about the Croque Monsieur until your mouth waters, the Cauliflower Steak, the Octopus!! All with a gorgeous French accent that will make you want to take a trip to the French Riviera.

Please don’t leave without trying the Tuna Poke and items mentioned above – The Octopus gives Cecconi’s a run for its money, and the Berrylicious Cocktail is a nice replacement to the Bissap Mule.  As for mojitos… of course I have to go there, the Lychee Mojito is made with Zacapa Rum…yum!

And lastly, pool side cocktails are always fantastic and if you subscribe to their newsletter, you’ll get all kinds of alerts on promotions and events that they have at The Vagabond.

The Vagabond Pool Bar

Sometimes change can be scary, but for The Vagabond, it has been a great thing!! Go check it out and tell us what you think.  And we promise that Fernando will take excellent care of you, because that’s how he rolls.

Vagabond Kitchen & Bar
7301 Biscayne Blvd
Miami, Fl 33138
(786) 409-5635


Miami’s 10 Best Suburbs

By: Ines Hegedus-Garcia on August 19, 2016

miamis 10 best suburbs via

Thank you Curbed Miami for mapping out Miami’s 10 best suburbs to live in.

The folks at Niche explored that very premise, digging up the top 100 surburbs in South Florida based on a variety of factors, including crime, school quality, cost of living, and job opportunities.

According to Niche, their ranking provides livability assessment at the suburb level.  To measure overall quality of each area, they take into account factors like quality of local schools, crime rates, housing trends, employment statistics and access to amenities.

Here are the top 10 suburbs in Miami:

  1. Pinecrest
  2. Coral Gables
  3. Glenvar Heights
  4. Bay Harbor Islands
  5. Miami Shores
  6. Ojus
  7. Palmetto Bay
  8. Miami Beach
  9. South Miami
  10. North Bay Village

Other suburbs include Key Biscayne, Doral, Aventura – go see where your neighborhood ranks and remember to contact us with all of your real estate needs – we have partners all over Miami-Dade, Broward and Palm Beach counties, that can help you if we can’t.