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Jul
24

Throwback Thursday – Miami Real Estate Marketing Fun #TBT

By: Ines Hegedus-Garcia on July 24, 2014

Throwback Thursday takes us to one of our first marketing pieces when Rick and I became Miami REALTORS.  Our value proposition and what still makes us different is the fact that we are both professionals:  your own architect and accountant to purchase and sell Miami real estate with!!  And the fact that we are a team.

Rick and Ines - Miami Beach Realtors

Although our marketing focus has switched from us to you (agent centric to client centric), the value proposition is still the same and now in steroids.  We have a team alright, The Miamism Sales Team is no longer just the 2 of us:  buyers agents, rental agents, team of interior design professionals, inspectors, title company, attorneys…..you name it!!

Remember I specialize in historic homes and architecturally significant real estate – which means I love projects by Starchitects.  Rick focuses on commercial properties and walks around with a vintage adding machine (not!), and we still sell all other kinds of properties because we have members of our team who know each market inside and out.

Go ahead and GET A FREE SELLER GUIDE and give us feedback!  We are here for all your Miami and Miami Beach real estate needs.

 

Jul
24

Do you need a Miami Beach Real Estate Agent?

By: Ines Hegedus-Garcia on July 24, 2014

Miami Beach Real Estate Agents

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**

Jul
22

Paramount Bay Condos – Market Report for June 2014

By: Ines Hegedus-Garcia on July 22, 2014

Paramount Bay Condos - location

Paramount Bay Condos Real Estate Market Report

There are currently 35 Paramount Bay Condos for sale: (3 more than last month)

  • Highest priced listing is unit PH4602 for $4,899,000 (4 bedrooms / 4.5 bathrooms) **developer unit
  • Lowest priced listing is unit 705 for $679,000 (2 bedrooms / 2 bathrooms)
  • Pending Sales (properties under contract): 4 (2 less than last month)
  • Closed sales in June: 2 (same as last month)

The 2 Paramount Bay Condos sold in June 2014 were the following:

  • Residence 4005 – 4 bedrooms / 4 bathrooms, 2694 sq.ft., decorator ready.  Originally listed in June of 2013 for $4.65 million, reduced to $4.2 M in September 2013, again in December 2013 to $3.95 M and finally selling for $3,100,000 ($1,151/sq.ft.)
  • Residence 2004 – 1 bedroom / 2 bathrooms, 1,240 sq.ft. finished floors and tenant occupied until August 2014.  Originally listed for $765,000 in November 2013, reduced to $749,000 in March 2014 and again in May to $715,000, finally selling at $700,000 ($565/sq.ft.)

The average price per square foot at Paramount Bay has been:

  • June – $858
  • May – $696
  • March 2014 – $603
  • February 2014 – $599
  • January 2014 – $602
  • 2013′s average for whole year = $596

Paramount Bay continues to be a top choice for buyers interested in Edgewater Miami.  We are talking just steps from Midtown Miami and Miami’s Design District as well as Miami’s Entertainment District and Downtown Miami.  Paramount Bay will always have direct bay views and every unit is flow-through in which to experience sunsets and sunrises.  The finishes and amenities are top-notch and other buildings in pre-construction around it only aspire to be like Paramount Bay.

The Miamism Sales Team specializes in Paramount Bay and can represent you in the sale or purchase of a condo.  Please contact us ParamountBay@Miamism.com.  We prepare monthly market reports to keep you informed of sales stats at Paramount Bay.

We are now also providing these quick services to help with your real estate needs:

CHECK YOUR CURRENT HOME VALUE

GET A FREE SELLER GUIDE

NAME YOUR SELLING PRICE

For more information about this Miami condo building, take a look at  Paramount Bay Condos written after my visit in September of 2012.  You can also visit www.Paramount-Bay-Condos.com to go straight to source of information.

For further information, please email us at ParamountBay@miamism.com

Condo Name:  Paramount Bay
Architecture:  Arquitectonica
Interior Design:  Lenny Kravitz
Location:  2020 N Bayshore Dr – Miami, FL 33137
Contact:  paramountbay@miamism.com

Jul
18

Miami and Miami Beach 2Q Elliman Reports

By: Ines Hegedus-Garcia on July 18, 2014

You know we are not fans of compiling real estate market reports for whole cities because of the local nature of pricing and marketing.  But we also know it is helpful to look at overall numbers to see how the Miami and Miami Beach real estate markets are behaving.  We have shared Realtor.com market reports in the past and now we will share Elliman Reports for Miami Homes, Miami Condos, Miami Beach homes and Miami Beach condos.

We cannot stress enough the importance of requesting a comparable market analysis for your own property, one that compares properties in the near vicinity of your home or condo.  Localized market reports also help focus in your particular area, we prepare those on a monthly basis according to our readers’ needs.  If you want to know how your particular area is doing, please email us at marketreports@miamism.com.

Elliman Reports

Miami Real Estate Market Report – 2Q 2014

Quarterly Survey of Miami Coastal Mainland Sales for the 2nd Quarter of 2014 shows housing prices increased as sales slipped.  Inventory increased from last year’s low and more than half of all sales were cash transactions.

Elliman Report - Miami 2Q 2014 sales

Median sales price in Miami increased 11.9% to $235,000 from the same period last year.  Average sales price and average price per square foot followed same pattern, rising 9.9% and 8.3% respectively over the same period. Listing inventory was up 34.5% to 9,082 from the same period last year.  Overall sales slipped 2.3% from prior year quarter, largely from the decline in distressed property sales.  Non-distressed condo sales were up 3.7% and non-distressed single-family sales increased 9.3%.  The median sales price of a luxury condo increased 2.6% to $872,500 and the median sales price of a luxury single-family increased 13.5% to $1,362,500 respectively from the prior year quarter.

Miami Condos Report

Prices above prior year levels as average square footage remained unchanged.  Listing inventory increased from last year’s level, but remained low.  Decline in sales attributable to fewer distressed sales.  Marketing time declined as listing discount edged higher.

Miami Homes Report

Overall housing price indicators saw double-digit gains.  Sales edged higher as the number of listings expanded.  Marketing time and negotiability declined.  Distressed sales decreased as non-distressed sales increased.
DOWNLOAD COPY OF ENTIRE 2Q 2014 MIAMI COASTAL MAINLAND SALES HERE2Q 2014 MIAMI ELLIMAN REPORT

 

 

 

 

 

Miami Beach Real Estate Market Report – 2Q 2014

Quarterly survey of Miami Beach / Barrier Islands Sales for the 2nd quarter of 2014 shows price indicators were higher than prior year levels.  Rising prices have brought more re-sale inventory into the market.  Average marketing times continued to decline.

Elliman Report for Miami Beach 2Q 2014

The Miami Beach/Barrier Islands region was characterized by rising housing prices, an increase in inventory off of year ago lows and decline in distressed sales.  Listing inventory has jumped 34.3% to 3,681 from the year ago “bottom.”  Sellers have been pulled into the market by rising housing prices.  Median sales price increased 5.4% to $390,000 from the same period a year ago.  Average sales price and average price per square foot followed the same pattern, rising 8.7% and 9.7% respectively.  As a result, sales activity fell 15.1% to 1,334 raising the absorption rate, the number of months to sell all listing inventory at the current rate of sales, to 9.3 months.  The luxury condo market, representing the highest 10% of all sales, began at $1,600,000 in the second quarter.  The median sales price of the luxury single family market had an entry threshold of $5,750,000 and increased 5.1% to $8,935,000 from the same period last year.  Luxury inventory for condos and single-family properties expanded 12.9% and 47.5% respectively from the same period last year.

Miami Beach Condos Report

Price indicators were above prior year levels, distressed prices rose faster.  Sales volume fell as inventory climbed higher from prior year lows.  Negotiability and marketing times declined.

Miami Beach Homes Report

Prices generally higher, non-distressed prices surged.  Inventory expanded from year ago “bottom.” With higher supply and lower sales, pace of market has eased.

DOWNLOAD COPY OF ENTIRE 2Q 2014 MIAMI BEACH / BARRIER ISLANDS SALES HERE elliman report 2q 2014 miami beach sales

**The Douglas Elliman Report series is recognized as the industry standard for providing the state of the residential real estate market.  The report includes an extensive suite of tools to help readers objectively identify and measure market trends, provide historical context to current information and provide comprehensive analysis of the results.  Prepared by Miller Samuel, Inc.

CHECK YOUR CURRENT HOME VALUE

GET A FREE SELLER GUIDE

Jul
16

Riva Bay Harbor Condos

By: Ines Hegedus-Garcia on July 16, 2014

riva bay harbor condos

Miamism.com would like to present one of our favorite new condos in Miami.  This one is a small-scale, boutique building in Bay Harbor Islands with perfect features and amenities, but most importantly, understated elegance that will make you fall in love.

Riva Bay Harbor design

Riva Bay harbor is a 7-story development with 25 residential units, featuring 3 and 4 bedroom residences that range in size from 2,300 to 3,400 square feet (230-340 square meters).  All units are flow through facing east and west and have wrap-around balconies ranging from 400 to 2,700 square feet.  All residences, without exception, have water views.

It was designed by Frankel Benayoun Architects, Inc., who I confess I did not know before this, but was impressed by the distribution and flow of space.  The facade is modern and understated and interior design of the common areas was done by Sam Robin with a unique nautical theme that is so appropriate for Miami.

Riva Bay Harbor location

riva bay harbor locationIf you are not familiar with The Town of Bay Harbor Islands, you should be.  It has a central location with easy access to both Miami and Fort Lauderdale International Airports.  It is walking distance to the beach as well as easy access to the mainland through the Broad Causeway Toll Plaza.  It is a dynamic community of fine homes, luxury condos and apartments with a popular downtown area with offices, restaurants and shops.

But my favorite things about Bay Harbor Islands are:

Riva Bay Harbor is located on the southwest corner of the east island with views of luxury residences across the canal and exclusive Indian Creek Island and golf course to the south.  You can literally walk across the street to the school and will have views of both sunsets and sunrises from your own residence.

Riva Bay Harbor Amenities

  • State-of-the-art fitness center
  • 24-hour security
  • 24-hour concierge services
  • private boat slips available
  • secure garage with valet parking
  • rooftop pool and jacuzzi with panoramic views of
    • the atlantic ocean
    • downtown Miami
    • indian creek country club
    • AND Biscayne Bay
  • private entry elevators foyers

Riva Bay Harbor pricing

riva bay harbor interiors

Riva Bay Harbor is a finished building ready for you to move in – so no need to wait months with current pre-construction projects.  You can purchase a designer ready residence waiting for you to apply perfect finishes that fit your needs, or you can also purchase some model units with interiors by Steven G, SOJO and/or Artefacto.

Prices of left over inventory range from $1.1 to $3 Million with maintenance fees of approximately $.70 per square foot which include all amenities (valet parking, 24-hr security, common areas and concierge services).

Contact us for floor-plans, specific information or to schedule an appointment.  Or you can also email us at RivaBayHarbor@miamism.com

Condo Name:  Riva Bay Harborriva bay harbor
Architecture: Frankel Benayoun Architects
Interior Design:  Sam Robins
Location:  9400 W. Bay Harbor Drive, Bay Harbor Islands, FL 33154
Contact:  rivabayharbor@miamism.com

 

 

 

*03/18/14