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What is the right type of window for a Mediterranean house?

By: Ines Hegedus-Garcia on July 23, 2016

Miami Shores Historic Home by

I often get asked what the right type of window is for a Mediterranean Revival home.  Remember that I am a REALTOR and specialize in historic homes because of my architecture background.  I hope this next explanation answers your window questions.

Windows are a key element in a building’s architecture, and the incorrect use of a window can ruin a building’s facade.  The first windows ever used were vertical in nature made to represent the human body, or better yet, were designed according to human proportions.  Mediterranean homes use windows that are vertical in proportion.

I have sketched a common window to show what proportions are about – notice the vertical nature of the window.  Different styles of architecture call for different window proportions.


The correct use for a Mediterranean Revival home is the casement window.  If we want to go into detail, the proportion of the window lights and the placement of the muntins is also very important.  But I would much rather see a plain casement without muntins, than the wrong type of window used like an awning or colonial.

We don’t recommend that you ask window companies for their opinion either, most of them will not care what you use and which window type is appropriate; when in doubt, ask a professional.  There are plenty of architects that do consulting and would be glad to answer questions.  There are also historic boards throughout that may be able to help you.

If you have the ability to find the original plans of your home, those will show in facade drawings, what windows were intended.  You may see some single-hung in smaller openings, but guarantee that most of them will be casement.

As for finishes, original windows were wood-casement and those are difficult to maintain in our climate and will not be hurricane resistant. Window companies can make windows that looks exactly like the originals, with modern materials that are weather resistant.

I drew the pen and ink drawing above for a Miami Shores historic home – more specifically, a Miami Shores Mediterranean Revival home.  I love doing these drawings for marketing purposes when we are selling historic homes in Miami.

Keep sending those historic home questions!




Keystone Point Real Estate Market Report – June 2016

By: Ines Hegedus-Garcia on July 19, 2016

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

There are currently 53 Keystone Point homes for sale: (compared to 52 in May)

  • Highest priced listing: $5,290,000 (open bay Mediterranean estate located at 12485 Keystone Island Dr)
  • Lowest priced listing: $469,040 – 3/2 with 1,562 sq.ft. at 12630 Ixora Rd.
  • Pending Sales (properties under contract): 6
  • Closed sales in June 2016: 3 (compared to 3 in May)
  • Median Sales Price in June:  $1,099,000

The 3 Keystone Point homes sold in June were the following:

  • 12409 N Bayshore Dr – 3 bedrooms / 2 bathrooms, 2,050 SF on 11,916 SF lot – this property sold for $450,000 on June 27th, 2016 and was relisted for $585,000 on July 13th without updates.($220/SF selling price and $285/SF relist price)
  • 2360 N Magnolia Dr – 4 bedrooms / 4 bathrooms, 3,083 SF on 9,375 SF lot – this waterfront property was listed for $1,299,000 on February, reduced to $1,199,000 in April and sold for $980,000 ($318/SF)
  • 12990 Biscayne Island Ter – 4 bedrooms / 3 bathrooms, 4,305 SF on 12,500 SF lot – this waterfront property was first listed in November of 2015 for $2,150,000, was reduced, cancelled and relisted at same price in March of 2016 and finally sold for $1,587,500 ($369/SF)

The average price per square foot for Keystone Point Homes on the water in June was $344 compared to previous months:

Keystone Points inventory remains unchanged and June’s average price per square foot reflects an increase from 2015’s average.  Because inventory is slow, homes priced well will sell quickly and here’s where it gets tricky.  How exactly do you price a home well? What does that mean?  It means that as a seller, you need to be objective and not think your house is superior – listen to your REALTOR and work with someone that knows the market and knows what sellers are looking for.  If the average price is $452 for canal-front homes, that means that an average house that needs work, should be priced at that number.  If your house is completely remodeled, to today’s standards, that’s when you can go higher.

The reason you hire a REALTOR is because you need a third, disconnected party that can put emotional factors of selling a home aside.  That professional will let you know what your upgrades are worth to a buyer and will guide you through the pricing process.  We here at, use a few automated pricing models that give an idea of pricing, but ALWAYS need to be tweaked and corrected.    Please go to and request your automated CMA, and then call us to verify the figure.

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.

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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


Pristine Miami Shores Home For Sale

By: Ines Hegedus-Garcia on July 18, 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!


Miami Shores NEWS

By: Ines Hegedus-Garcia on July 15, 2016

Before I tell you the good news, I wanted to share this sunrise photo I took from The Miami Shores Boardwalk this morning. Talk about a great way to start the weekend.
Miami Shores Sunrise by

Now the good news, and this is about the Sewers in Miami Shores Downtown Corridor.

  • DERM has finally approved the final permit for the Grinder Station on 97th Street (this was delaying the project and there was a 13 month wait!)
  • Construction is estimated to be done by end of September
  • After that, each building owner will be responsible to hook up (and that can take up to 60 days to happen)

So we are realistically looking at December for any restaurants that want to open in the area.  WOO HOO MIAMI SHORES!!

And in case you have not heard about what’s happening with downton Miami Shores, please read about the downtown Miami Shores architectural design workshop


Miami wins for Worst City Ever, Again

By: Ines Hegedus-Garcia on July 13, 2016

How am I not surprised! You have to love lists and have to love bogus surveys that place the world’s best at the bottom of the pile.  Can it be envy, resentfulness or simple spite?

Art Deco Houses Ocean Drive Miami Florida USA

Miami is Rudest City in America

Travel and leisure named Miami the rudest city in America.

“They’re multilingual, beautiful, and wealthy,” said the Florida-based travel blogger Christine Austin. “For regular folks, visiting here can feel like stumbling into a nightclub full of supermodels while you’re wearing yoga pants.”

It’s hard to imagine how anyone could be in a bad mood here, what with the city’s perennial tropical weather and pristine beachfront real estate. After all, it ranked as one of the best cities in the country for a Beach Getaway. But maybe it’s Miami’s display of luxury, from gleaming new condos to couture boutiques, that turned off travelers. In addition to rudeness, the city had a pretty high snob score.

I personally don’t think snobby is a bad thing at all, but then again, I am a true local.  Who doesn’t like good things?  I guess good taste makes us rude. Don’t hate us because we’re beautiful!  The second rudest was Phoenix (guess that perfect year-round weather makes people really mean); and number 3 was New York City ….enough said.

Miami is The Worst City to Live In

To top that list off, 24/7 WALL Street named Miami, the worst city to live in.

That one really cracked me up, maybe we are a third world country where there is no middle class and the disparity between rich and poor is astronomical.  But then again, maybe that’s why I feel right at home and would not change Miami for any other city.

No city in the United States is worse to live in than Miami. The city’s median home value of $245,000 is well above the national median of $181,200. However, with a median household income of only $31,917 a year, well below the national median of $53,657, most of these homes are either out of reach or a financial burden on most Miami residents

The second worst was Detroit, Michigan – let’s blame Motown for that.  And third was Paterson, New Jersey…I feel a trip coming on.

But my favorite Worst List has to be from The New Tropic which makes sense of all the nonsense.

10 Ways Miami is The Worst City Ever

Rebekah Monson comes up with a clever parody of 10 ways Miami is the worst city ever:

  1. Worst city for winter fashion
  2. Worst city for hippie hygiene
  3. Worst city for Americano fruit
  4. Worst city for Ethiopian food
  5. Worst city for punctuality
  6. Worst city to be a Jets fan
  7. Worst city for non-Spanish speakers
  8. Worst city for people that can’t dance
  9. Worst city for turn signals (see also 10 Basic Tips to Drive in Miami)
  10. Worst city to call worst city

We’ve been hearing how terrible Miami is since the ’80s. It’s fine. Keep it up if it makes you feel better. It’s just so, so played.

Haters will hate. But if you need to hear the counterpart, which includes Financial Hub, Tech Hub, lower taxes, art, culture, gastronomy, wealth, infrastructure, starchitects, and beaches…then I suggest you read: WHY MIAMI IS THE BEST (drop mic)