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Keystone Point Real Estate Market Report – August 2016

By: Ines Hegedus-Garcia on September 21, 2016

Keystone Point Real Estate by Miamism.comKeystone Point Real Estate Market Report

There are currently 53 Keystone Point homes for sale: (compared to 48 in July)

  • Highest priced listing: $5,895,000 (open bay home with over 200′ of frontage at 12600 Biscayne Bay Dr)
  • Lowest priced listing: $469,040 – 3/2 foreclosure with 1,562 sq.ft. at 12630 Ixora Rd.
  • Pending Sales (properties under contract): 10
  • Closed sales in August 2016: 5 (compared to 1 in July)
  • Median Sales Price in August:  $1,130,000

The Keystone Point homes that sold in August were the following:

  • 2345 Biscayne Bay Dr – remodeled waterfront home on a canal, built in 1958 with 4 bedrooms / 3 bathrooms, 2,931 SF of living space on 9,375 SF lot – with 75′ of water frontage.  Originally listed for $1,518,000 in September of 2015, showing one pending sale that never closed and several price reductions.  Selling for $1,235,000 ($421/SF)
  • 13115 Biscayne Bay Ter – waterfront home on a canal, built in 1969 with 4 bedrooms / 3.5 bathrooms, 3,304 SF of living space on 15,244 SF lot.  Listed for $1,449,999 in May of 2016 and selling for $1,200,000 ($363/SF)
  • 13140 N Bayshore Dr – remodeled waterfront home on a canal, built in 1956 with 5 bedrooms / 4 bathrooms, 2,782 SF of living space on 9,375 SF lot – with 75′ of water frontage.  Listed for $1,295,000 in February and selling for $1,130,000 ($406/SF)
  • 12855 Mable Rd – foreclosure with unsafe dock, sold CASH ONLY on a canal with 75′ of water frontage.  3 bedrooms / 2 bathrooms with 2,568 SF and 9,375 SF lot.  Originally listed for $950,000 in February of 2015, showing a pending sale that never closed and several price reductions.  Selling for $910,500 ($355/SF)
  • 1840 Alamanda Dr – dry-lot home with 2 bedrooms / 2 bathrooms, 1,753 SF of living space and 9,375 SF lot.  Originally listed for $549,900 in March of 2016 and selling for $440,000 ($251/SF)

The Average price per square foot for Keystone Point Homes on the water in August was $386 compared to previous months:

  • July – no waterfront sales
  • June – $344
  • May – $452
  • April – no sales
  • March $411
  • February $572
  • January $528
  • 2015’s average $441

Keystone Point saw an increase in inventory this past month and we continue seeing a fluctuation in price per square foot from month to month.  We remind you that the average price per square foot depends on location, condition and size and it’s important to look at at least 6 months of averages, not just look at month to month scenarios.

Waterfront properties are always in demand and there are people looking to upgrade to the water right now!  Keystone’s real estate market remains strong because it is the perfect neighborhood for those looking to upgrade and stay in a centralized location within Miami.

We also have the ability to email you weekly market reports that are localized, easy to ready and provide you with a well-rounded up to date view of how the market is behaving.  The reports look like THIS and can be emailed directly to your inbox if you provide your contact information (we don’t share emails or spam and you can unsubscribe any time).

We are officially in a correcting market, which means that if you are thinking of selling, you need to know exactly who your audience is and need to know your market well.  Feel free to contact us for a complimentary market analysis.

Search for Keystone Point Homes For Sale



Alfred Browning Parker Exhibition coming to Miami

By: Ines Hegedus-Garcia on September 19, 2016

Great News for Alfred Browning Parker fans!

We were contacted by HistoryMiami Museum that there is an upcoming exhibition, The Discipline of Nature:  Architect Alfred Browning Parker, which will examine the 60-year career of the famed Miami architect whose organic tropicalist designs made him a regional leader and national figure.

HistoryMiami Museum is offering a buy one get one free admission ticket promotion to our readers with the promo code “MIAMISM” – just mention the code to the front desk when you visit.


The exhibition will be a major retrospective of ABP and will coincide with the 100th anniversary of this birth.  it will include original drawings, archival photographs, models and furnishings, to illustrate the legendary architect’s evolving designs that made him a national icon.

The grand opening event will be on Parker’s birthday, Saturday, September 24th, with a reception and panel discussion with 2 guest curators, Allan Shulman and Randolph Henning.  There will also be a bus tour that will be lead by Henning on November 19th.

Did you know that Alfred Browning Parker designed more than 500 projects in his 60-year career, many of which were award-winning designs, and was the recipient of the American Institute of Architects Florida Association’s inaugura Award of Honor in 1967?

Alfred Browning Parker was known as the leader of Miami’s modernist architectural movement.  He was known for his green designs which married local materials to suit South Florida’s climate.  He built pre-air conditioning, so his homes took advantage of air currents, landscaping and light.  ABP’s spaces were organic and managed to seamlessly bring the outdoors in.  His architecture was influenced by Frank Lloyd Wright and his motto was “Make it useful and make it beautiful.”  He was way ahead of his time when sustainable design was not even in our vocabulary and will remain an inspiration for years to come.

CLICK HERE to read Miamism articles on The Master, himself.  And as always, because we are Architecture REALTORS, if you have an Alfred Browning Parker Home that you are thinking of selling, or an architecturally significant property in Miami, please contact us for a complimentary consultation. We also love to visit ABP’s homes, even if you are not selling, like when we were invited by Al and Sherna Brody, to visit their incredible home in Morningside.



Green Home in Miami Shores For Sale

By: Ines Hegedus-Garcia on September 16, 2016

We are happy to announce that a one-of-a-kind property is now for sale in Miami Shores.  Of course all sellers think their house is special, but take my word for it, this one REALLY is!  As Miami Architecture Realtors we are presented with many homes on a daily basis and it’s our job to be objective and let you know when a home is unique and noteworthy.

1195 NE 100 St – Miami Shores

Offered at $1.3 Million

Here we have an energy efficient, modern home with careful attention to detail – not just careful attention, but luxurious details everywhere you look. Let’s start with a 3D walk-through model that will let you scrutinize every nook and cranny.

The marketing description reads as follows:

Luxury redefined in this state-of-the-art green home that is not just artist owned and designed, but a piece of art in itself.  Top of the line finishes will speak for themselves from smart lighting and security system, to award winning, sculptural range hood, ItalKraft kitchen, geothermal air conditioning system, limited edition artisan Italian flooring tile, automated shades and awnings and so much more!  This one of a kind, modern home will impress the most discerning buyers.  It’s located on private street East of Biscayne Boulevard on an oversized 11,513 SF lot.  Turn-key has never been this good.

Property size is 18,000, which includes a 6,000+ easement, making the 11,513 SF size of the lot feel a lot bigger.

From the moment you walk in you know that this is not your regular Miami Shores home.  Of course you notice the gorgeous art work and the modern classics in every room, but what’s obvious is that this home was remodeled with no expense spared.

Home Features and Design

3 bedrooms / 2.5 bathrooms
Approximately 2708 SF of living space
11,513 SF lot
Built in 1953 and remodeled in 2015-16


Let’s start with the front door.  An amazing, oversized solid wood door from Honduras, coated with marine paint.  Once you walk in the house, you notice the floor-to-ceiling barn doors with leather finish for every room.

Then, there’s the cooling system:  linear diffusers instead of your regular square air conditioning grills, Nest thermostat and fire alarms, geothermal cooling system that uses well water for cooling, and to top it off, the return water can be used to heat up the pool.  The electric bill for this 2700 SF home is under $200/month during the hot summer months.


The kitchen is out of this world:  The range hood is made by an Italian company called Best and it’s a sculptural piece that has won awards for design excellence and most innovative products.  It’s custom Italian design by ItalKraft with matte glass doors that are fingerprint free.  The appliances are restaurant edition from GE profile.  Bosch dishwasher that disappears within the european cabitets and seamless solid surface counters with Kohler Karbon Articulating wall-mount kitchen faucet.

Lighting and electrical have been completely redone with LED lighting and Legrand USB outlets and Wi-Fi ready lighting switches.  The home also has a state-of-the-art security system with exterior cameras, Ring Smart Video Doorbell, all controlled from your smart phone/device.

The flooring is one of my favorite features.  They are limited edition, artisan porcelain tiles custom designed by Italian designers – called Refin Ceramiche.  Limited edition tiles are also used in the fireplace mantel as well as exterior pool decking.  They give you a concrete feel but with a much warmer flavor and remain neutral for any type of decor.


The master bedroom was built with connecting bathroom/walk-in closet to 2nd bedroom of the house.  It can easily serve as a nursery, sitting room or office.  Although it has an open feel, owners were thoughtful about a private water closet (aka “toilet” in layman’s terms).  The double sinks are black Gres basins by Gessi over a solid teak wood counter top with Porsche black matte paint.  It also has an oversized shower with rain shower.  The master suite opens into its own patio that leads to the pool and has a automated, retractable awning.


From the open dining room, aluminum, oversized, impact-resistant sliding doors open up to the amazing pool area with Italian tile decking, salt-water system and huge retractable awning to keep you cool during the scorching sun.  The back has a horizontal,  powder coated aluminum exterior fence for privacy.  It also has a rear entrance through the alley or service street.

I could go on and on with more features, but this is one you have to see in person.  Of course it also has custom closet systems, automated shades, working fireplace, automated sprinkler system, termite warranty… but that’s expected with a house of this caliber.  Make sure you click on the 3D model above, it will feel like you are inside the home.

The home was featured in Curbed Miami as Artsy and Green Home in Miami Shores.

As always, please contact us for more information or to schedule a showing appointment.


Basics to sell Miami Real Estate

By: Ines Hegedus-Garcia on September 14, 2016

Dear Miami Beach home Seller:

Do you realize that today’s real estate buyer is smart? is educated? and will research your property to death before they even place an offer?

Most of you are even aware that almost 90% of buyers start their search on the Internet, so what do you have to do to sell your home?

If you are planning to sell, you have to be just as smart as those buyers and you need to do a little homework.  Your research should start with Google.

google your Miami Realtor

Google the area you live in to see which agents have a strong Internet presence.  Those agents that have a strong presence will know how to market your property on-line and will know how to expose your listing to millions of buyers.

Example:  You want to sell you Miami Shores Home – you should Google “Miami Shores Real Estate”, “Miami Shores”, “Miami Shores Homes” and any other combination thereof.  Take a look at the first 2 (maybe even 3) pages of Google Searches and find out what each one of those Realtors is doing to market their listings.

It’s not about your Realtor having a website anymore, it’s about your Realtor knowing where to place your listing, exposing your property in not only local web-portals, but all over the world.

If you are not finding your favorite agent in Google, or the properties they are selling, it may be time to re-examine your “selling strategy”.

Please remember that although this is a very important part of the equation, once you find that “Googable Realtor” (no that’s not a real word), you should also follow home preparation and pricing recommendations.

**originally published June 25th, 2008**


Surfside Real Estate Market Report – August 2016

By: Ines Hegedus-Garcia on September 10, 2016

Surfside Real Estate Market Report

Surfside Real Estate Market Reports by Miamism.comThere are currently  34 Surfside homes for sale: (compared to 38 in July)

  • Highest priced listing: $5,000,000 (for the partially renovated, Biscaya Island home with 100′ of water frontage, located at 1332 Biscaya Dr)
  • Lowest priced listing: $669,000 $629,000 (8934 Harding Ave)
  • Pending Sales: 5 (compared to 4 in July)
  • Closed sales in August: 2 (compared to 6 in July)
  • Median Sales Price in August: $829,500

The 2 Surfside homes sold in August were the following:

  • 8830 Byron Ave – 4 bedrooms / 2.5 bathrooms with 2,769 SF of living space on 8,400 SF lot – listed for $929,000 in June, increased to $949,000 3 days after listing and selling for $929,000 ($336/SF)
  • 9357 Abbott Ave – 3 bedrooms / 2 bathrooms with 1,521 SF of living space on 5,600 SF lot – listed for $749,000 in May and sold for $730,000 ($480/SF)

The average selling price per square foot for Surfside homes not in the water in August was $408 compared to:

  • July average $362
  • June average $356
  • May average $373
  • April average $396
  • March average $372
  • February average $338
  • January average $390
  • 2015’s average of $350.

Who would have thought that a small neighborhood like Surfside, where the average size lot is only 5,600 SF and the average size house is 1,500 SF, would flourish so beautifully?  Real estate is about location and Surfside’s proximity to the beach is a huge factor for its success.  But it’s also about good planning and I’m talking urban planning – 12 story condo buildings on the ocean as the highest density, then 4-story residential west of Collins Avenue, followed by single-family homes all the way to the bay.  Texbook planning that works, that makes community, that encourages pedestrian traffic … it’s our South Florida pride.

So the inventory continues to decrease, the demand continues to increase and this is one strong market that is here to stay.  Look at the lowest priced home offered right now – it’s above $600,000!  If you are a seller, you need to understand Surfside’s intricate buyers and have a strategy that will get you the most money.  Contact us any time if you want to hear how we work.  Our forte is listings and architecture!

To get a FREE, no obligation CMA (comparable market analysis) go to and fill in your information.

Call us Today for a listing appointment!

If you are interested in getting a list of all properties currently for sale in Surfside, we will be happy to send you a digital copy at your request.  We can also send you monthly market reports directly to your inbox. Feel free to email us at