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How is The Miami Shores Real Estate Market? April 2016

By: Ines Hegedus-Garcia on May 2, 2016

How is the Miami Shores Real Estate Market Doing?

Miami Shores Real Estate Market Report

There are currently 107 Miami Shores homes for sale: (compared to 113 in March)

  • Highest priced listing is $3,999,000 $3,795,000 for the bay front home at 1300 NE 94 St (has been listed since December 2013)
  • Lowest priced listing is $304,900 for the foreclosure at269 NW 111 Ter (under Auction Terms with $2000 buyer premium paid at closing)
  • Pending Sales (Properties under contract): 33 (compared to 30 in March)
  • Median Sales Price in April: $479,500 (compared to $729,500 in March)
  • Closed sales in April: 10 (compared to 8 in March)

The 10 Miami Shores homes sold in April were the following:

  • 157 NW 104 St – 3 bedrooms / 2 bathrooms, 1,227 sq.ft. on 9,150 sq.ft. lot – Listed for $399,999 and selling for $370,000 ($302/SF)
  • 30 NW 92 St – 2 bedrooms / 2 bathrooms, 1,493 sq.ft. on 7,500 sq.ft. lot – Listed in February 2015 for $409,000 with a contract that fell through, and selling for $385,000 ($258/SF)
  • 475 NE 91 St – 3 bedrooms / 2 bathrooms, 1,920 sq.ft. on 6,350 sq.ft. lot – fixer-upper listed for $440,000 in March of 2016 and selling for $375,000 ($195/SF)
  • 173 NE 107 ST – 3 bedrooms / 2 bathrooms, 1,540 sq.ft. on 9,300 sq.ft. lot – This home was purchased for $433,500 in May of 2014, appears to be rented and then listed for $469,000 in February 2016.  Sold for $450,000 ($292/SF)
  • 30 NE 106 St – 3 bedrooms / 2 bathrooms, 1,700 sq.ft. on 9,225 sq.ft. lot – Listed for $525,000 in October of 2015 and selling for $466,500 ($274/SF)
  • 511 NE 101 St – 2 bedrooms / 2 bathrooms, 1,535 sq.ft. on 5,750 sq.ft. lot – listed for $529,999 in November of 2015 and selling for $492,500 ($321/SF)
  • 54 NE 106 St – 3 bedrooms / 2 bathrooms, 2,375 sq.ft. on 9,225 sq.ft. lot – originally listed for $470,000 in April of 2014, with a few price increases and decreases and back up contracts – selling for $500,000 ($211/SF)
  • 935 NE 99 St – 3 bedrooms / 2 bathrooms, 2,214 sq.ft. on 9,996 sq.ft. lot – Listed for $679,o00 and selling for $675,000 ($305/SF)
  • 702 NE 95 St – 4 bedrooms / 3 bathrooms, 2,932 sq.ft. on 15,897 sq.ft. lot – listed for $799,000 in June of 2014 and selling for $735,000 ($251/SF)
  • 276 NE 98 St – 4 bedrooms / 3.5 bathrooms, 3,145 sq.ft. on 11,500 sq.ft. lot – historic home listed for $1,275,000 and selling for $1,250,000 ($397/SF)

The average sold price per square foot in Miami Shores in April was $281 compared to:

We are in a correcting market right now which is right between a seller’s and buyer’s market.  It’s an in-between market because homes in move-in condition are still selling for top dollar.  Homes that need work, are easier to negotiate.  Homes are not dropping in value in Miami Shores, they are taking a bit longer to sell.  Please keep this in mind because the media has a tendency to generalize the South Florida Real Estate Market and you need to know what is happening locally.

If you are one of those buyers just holding off for the market to collapse, you will be waiting a long time, because that will not happen in Miami Shores.  Prices fluctuate for a few different reasons:  condition, location, design.  If you want something less expensive, think of a busier street, something that needs updating and is not architecturally significant.

You can get a FREE comparable market analysis at and we can also email you a more detailed report if you send us your contact information to (Name, Telephone, address, email address).

Miami Shores House of The Month

The Miami Shores House of The Month is a completely renovated home with top of the line finishes.  The home at 9959 Biscayne Blvd is across the Miami Shores Country Club and golf course and has everything you could want from LED lighting, European style custom cabinets, white glass floors, gorgeous master suite, impact windows, and back entrance away from Biscayne Blvd.

Call us for a listing appointment, this is one of those where you only bring a tooth brush.

It’s priced at $878,000 ($378/SF)

9959 Biscayne Blvd - Miami Shores

Please contact us for more information and to coordinate a showing appointment.

Miami Summer Camps

Our list of Summer Camps is out – Please CLICK HERE to view

Search for Miami Shores Properties



Architecture and Real Estate – How do These 2 Work Together

By: Ines Hegedus-Garcia on May 1, 2016

Time to bring an old article back to life from April 2007 – The concept of combining my architecture expertise with our Miami Real Estate Business keeps separating us from our competition.  Make no mistake though, architecture consulting is exclusive  to our real estate clients…continue reading my thoughts from years ago!

architectural rendering

I graduated with a bachelor’s degree in architecture from the University of Miami, and hence all the Hurricane stuff you see me with.  I worked with a couple of big firms both locally and abroad and then started my own architecture firm doing additions and remodelings in Miami Shores and Miami Beach as well as other neighboring cities.  I did several projects, including the design of the Brockway Memorial Library addition in Miami Shores, and always helped friends visualize the potential of homes before buying them.

That’s when the vision of our business was born.  If so many of our own friends had benefited from my architectural consulting services prior to purchasing a home, wouldn’t it be ideal if I had a Real Estate License and offer those same services to potential customers? (the answer was a really LOUD YES!!!)

As a Miami home buyer, when working with me, you will gain from having free architectural consulting at your fingertips.  Finding the “perfect home” is no easy task, properties will need some work and some changes most of the time.  Whether it is to open a kitchen out to a family room or to “formalize” a dining room, or to add a master suite to a property,   as our customer you will benefit from me sitting down with you to help identify your needs. I usually sketch out numerous schematics and will come up with a conceptual plan.  Having worked in the field and built additions, I will be able to estimate the cost of construction and will then lead you to an architect or design professional that can finalize the plans.

I can also assist you, as our real estate buyers, with other design consulting aspects like materials and color selection as well as furniture arrangement.  My enthusiasm is endless when it comes to design.

As a Miami home seller, the advantages are endless.  I will ask that you acqarchitectural pen and ink sketchuire floor plans of your properties (most cities will have floor plans and are easy to order); I will have those floor plans ready to show any prospective buyers.  I will also help you identify any weaknesses in the current design of your property and will accentuate all the positive features.

I will help you stage your property with a very detailed list of suggestions that is customized to you and your particular property.  I will even help you hire the right construction professionals to prepare your home for showings (like floor refinishers, carpenters, painters, etc.).  A lot of our customers are absentee owners and we take care of the coordination of these jobs for them.

Having a passion for architecture and for helping people visualize the potential of a property is what makes my job so much fun.  Our customers will tell you how I light up when I see a good space (they will also tell you what my reaction is when I visit “butchered homes”), how I will go out of my way to make their dream a reality within their financial parameters.  I am an architect by profession, but a Realtor by trade, the combination of these is what we offer to our customers in unmatched service.

Thanks  for inspiring me to write this Ardell.


Brickell Condo Seller speaks about Miamism Sales Team

By: Ines Hegedus-Garcia on April 29, 2016

Ours was a difficult sale

Axis Brickell Condo sold by Miamism Sales Team

We just received a glowing testimonial from one of our Brickell Condo clients and had to share.  After all the years we’ve been in business, we find that each transaction is different and our experience definitely helps with twists and turns along the way.  We are able to foresee issue and help solve them before they happen.  But you don’t have to hear it from us, here’s Kristina Sullivan’s testimonial.  We just sold an investment condo she had in Axis Brickell.  The condo was sold as an investment property with a tenant in place.

Ours was a difficult sale; we’re located on the west coast and we had overseas buyers, and Ines worked very hard to make sure it all worked out. She was very patient with my frustration with the buyers and other aspects of the process. I felt like she was always really there for me, and I really appreciated that.

Before we found Ines, we had tried a different agent which didn’t work out at all. The condo was just sitting, even though the price was low. Then another realtor I know recommended Ines. Ines came to our rescue and got it sold. And she made the whole process as easy as possible for us.

Ines was the one I could always count on. She was excellent through the whole thing. I’m very grateful, thank you Ines!
Kristina – Livermore, CA

Best wishes to Kristina and the new buyer of that Axis Brickell Condo.  For more client testimonials, please CLICK HERE.


Miami Summer Camps 2016

By: Ines Hegedus-Garcia on April 26, 2016

miami summer camps 2016 by

Miami Summer Camp List

You request it every year and we listen. Here’s a list of Miami Summer Camps from Key Biscayne to Miami Shores. Please note:


This means that if you want information on any of them, you will need to contact the camp directly, not the miamism sales team. Call us when you want to sell your Miami home!

If you want a summer camp added to the list, email us first to tell us about it at

Miami Shores Summer Camps

Organized by The Miami Shores Recreation Department. These include a series of camps offered throughout the summer for different age groups.  There are also specialty sports camps.  Please call or visit the Miami Shores Community Center and/or Field House for more information.

Visit for full list of camps and activities.

Miami Shores Community Center (305) 758-8103

Miami Shores Field House (305) 758-6701

Miami Shores Aquatic Center (305) 795-2241

Miami Shores Tennis Center (305) 758-8122

Miami Shores Country Club (305) 795-2375

Miami Shores Tennis – Golf – Aquatic Camp

Tennis, Golf & Aquatic Summer Camp –  great junior camp with quality tennis and golf instruction, country club lunch as well as ‘free-swim and play’ at the Miami Shores Aquatic Center. Contact Tennis Pro Howie Orlin at 305-795-2375,

Barry University Summer Camps (305) 899-3557

  • BUCkids Summer Camp – sponsored each year by Campus Recreation & Wellness (CRW). The camp provides children with a well-rounded program that includes sport activities, arts and crafts, computers skills and much more.
  • Cesar Odio’s Basketball Camp –  786-218-1418

Benny Fragela Basketball Camp

  • 9th Annual Basketball Camp by CBF Sports Management.  Visit for more information

Miami Country Day Summer Camps

Town of Surfside Summer Camps

  • Town of Surfside has planned a variety of new recreational activities including arts & crafts, sports, themed activities, field trips and more.  For more information please contact Surfside Parks and Recreation Department at (305) 866-3635
  • Visit their Surfside Recreation Department website and download summercamp or teencamp flyers

City of Miami Beach Summer Camps

  • Miami Beach Parks and Recreation Department is offering summer camps for children in grades K-12.  For more information please Miami Beach Summer Camps 2016 or contact 205.673.7000

Other Miami and Miami Beach Summer Camps:

Feel free to add other camps to the comments section of this article or email me at


How is The Keystone Point Real Estate Market Doing? March 2016

By: Ines Hegedus-Garcia on April 25, 2016

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

There are currently 45 Keystone Point homes for sale: (compared to 41 in February)

  • Highest priced listing: $5,290,000 (open bay Mediterranean estate located at 12485 Keystone Island Dr)
  • Lowest priced listing: $495,000 – 2/3 with 1,412 sq.ft. at 1965 Alamanda Dr
  • Pending Sales (properties under contract): 7
  • Closed sales in March 2016: 1 (compared to 6 in February)
  • Median Sales Price in march $1,870,000

The Keystone Point home sold in March was the home located at 12933 Ixora Cr.  A contemporary home built in 2008 with 4 bedrooms / 5.5 bathrooms, 2-car garage and 10,875 sq.ft. lot.  We had featured this property back in February.  It was originally listed for $2,295,000 in April of 2015, lowered to $1,950,000 in December and sold for $1,870,000 ($411/SF).

The average price per square foot for waterfront Keystone Point Homes in March was $411 but only because there was one single sale.  The averages in previous months are as follows:

Keystone Point is known for waterfront homes, if you are considering buying a home on the water, here are 7 things to consider before you buy – and of course, contact us for complete and thorough representation.

Call us if you are thinking about buying or selling in Keystone or know of someone that can benefit from an Architecture REALTOR – we’ll be happy to provide a no obligation consultation.

Call us Today for a listing appointment!

If you are interested in getting a list of all properties currently for sale in Keystone Point, 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

Search for Surfside Homes For Sale