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Miami Shores Downtown District Architectural Design Workshop

By: Ines Hegedus-Garcia on May 25, 2016

I was excited to attend a public workshop for the Architectural Design of the Miami Shores Downtown District, last night at the Community Center. It was organized by The Miami Shores Village Council and administration, in conjunction with RMA (Redevelopment Management Associates).

This workshop was a kick-off meeting to introduce the RMA design team who will present a preliminary analysis of the downtown district. It was an opportunity for the community to provide input on the downtown district architectural design.

The RMA team did a great job of explaining the scope of their analysis which included architectural design, streetscape and parking.  Their goal was to achieve a balance between what the community wants, what businesses need and what the village can afford.

I was also happily surprised that one of my professors from The University of Miami School of Architecture,(Maria deLeon Fleites) was part of the RMA team.  I love when life comes around full circle.

The RMA team broke down their presentation into 2 parts and then orchestrated a workshop with the attendees from the community to get direct feedback on what they have done and know which direction to continue their study.

downtown miami shores design workshop

Downtown Miami Shores Architectural Design

Maria explained how they did an intensive study of existing architecture within the downtown district as well as its history.  The original architectural styles included:  Mediterranean Revival, Streamline Modern/Art Deco, Commercial Vernacular, MiMo, Mid-century Modern and Colonial Revival.  It was made clear that the only architectural style that wasn’t true to South Florida was Colonial Revival.  It was also made clear that out of all the downtown buildings currently standing, the only architecturally relevant today is the Theater with its Streamline Modern design.  The post office corner building also had some MiMO relevance as did the 9999 Building sans the persianas.

In the community workshop, the following questions were discussed:

  • Do you agree with establishing a unified image for Main Street Miami Shores?  – the consensus was an overwhelming and unanimous YES
  • Do you agree with establishing the Mediterranean Revival, Streamline Modern, MiMo and Commercial Vernacular as the adopted style for new development on Main Street? – answers were mixed but majority agreed that the area was too small (from 94th to 101 street) for too many styles.  The fact that Mediterranean Revival was more of a residential style which called for smaller windows and not extensive glass was also discussed and that Commercial Vernacular was too broad of a style.  Most of the attendees agreed that the Colonial Style did not belong (except for a few people that felt strongly about it), but all agreed that MiMo and Streamline Modern were the appropriate styles.
  • Do you agree with allowing existing buildings to substantially renovate following the adopted Architectural Design Standards for the existing style of the building?  Answers also varied but seemed to come back to a common theme; never imposing a burden on building owners, restoring buildings to original architectural integrity and using elements that were true to their style.  There was a lot of conversation about many of the buildings having barrel tile roofs that were not appropriate.  There was also conversation about helping businesses with renovations in some way or providing assistance for such renovations.
  • Do you agree with allowing civic buildings to have their own identity without regulating a specific style but requiring that the design is complimentary to the adopted style?  Discussion for this included how the civic buildings have gone through changes throughout their existence that don’t quite match their original style.  Although everyone agreed that they could stand on their own, it was suggested that any changes go back to their intended styles.  One resident was passionate about sustainable architecture and suggested that civic buildings should be a good example of green buildings using active and passive solar elements that would drive their architectural style.  Personally, the thought of bringing sustainable design to our downtown is a very exciting concept.

miami shores civic buildings

Downtown Miami Shores Streetscape and Parking Design

The second part of the workshop was not as exciting based on the fact that it included streetscape and parking.  Their base was the mobility study done by Kimley-Horn for the village and how it can be incorporated into their plan.  Deficiencies were identified and left for the group to discuss.   RMA did a business inventory and this is what they found our downtown current make-up to be, by use count, not square footage (please note that office and medical make up 45% of the inventory):

Office 36%

Medical 21%

Retail 25%

Restaurants 4.7%

Vacant 5.5%

Government 3.1%

Assembly 2.3%

Bank 2.3%

One of the suggestions was to decrease the parking standards since most of the parking belongs to the village and to come up with a comprehensive parking improvement plan for the future.  They used the village of Delray Beach as an example.  It was also clear that the area between 94th to 97th street was not as pedestrian friendly as the area between 97th and 100th street.

pedestrian friendly miami shores

In the community workshop, the following questions were discussed for Current Parking Conditions:

  • Do you agree with changing the parking standards?  – answer was yes, agreeing that there must be a plan for the future. There was a strong opinion that downtown should focus on pedestrian and bicycle traffic.
  • Do you agree with counting on-street parking to meet on-site demands?  – again the answer was yes, there was little discussion on this questions since it’s the way the village currently operates
  • How do you feel about prohibiting employees to park on the street in order to make parking more accessible to patrons? – everyone agreed this was a smart business practice no matter the location
  • How do you feel about Village negotiating a lease agreement with church site on the north of the district to mitigate on-site parking deficiencies?  Most agreed it would be a good idea, but as one of the solutions, not the ultimate solution.
  • How do you feel about establishing a residential parking permit for swale areas?  As long as this did not impose a burden on those residential owners, then the answer would be positive.

The last part of the community workshop included questions for future parking and redevelopment:

  • Are you opposed to metering on street parking?  – the consensus was no, especially if it provides extra income for the city to be able to plan for parking and helping current businesses.  One business owner was concerned that metered parking would prevent his stop-and-go clients from making quick stops to his establishment.
  • Would you support public structured parking as part of a comprehensive parking plan? How about a payment in-lieu of program?  Although the answer was yes, the discussion included location for such a structure and the aesthetics of it.  I suggested taking down the Colonial Bank of America Building and building it there – the idea was received with applause.
  • If parking demand is met as stated above, would you support the reconfiguration of the on-street parking to replace back-out parking with parallel?  This would create an opportunity to widen sidewalks and provide landscape buffers along the street edge and improve the overall quality of the streetscape to enhance multi-modal mobility.  – This was received extremely well for several reasons:  the areas would become more attractive to adjacent residential neighbors that need more of a buffer from the commercial district, it would provide more trees and shade and less asphalt.  Only one resident was concerned that this would create a parking problem, but it was discussed that the future parking redevelopment would address this.

downtown miami shores by

Workshop Conclusion

I was honestly thrilled that the community would be invited to participate in such key decisions for our downtown area.  Having resided in Miami Shores for over 35 years, I have been involved in different capacities, from Historic Preservation Board, to designing the Miami Shores Library addition as well as Downtown Advisory Committee created by The Chamber of Commerce.  I have seen the village make horrible architectural design decisions based on lack of information.

Knowing that they are willing to create architectural standards for downtown is commendable and gives me a sigh of relief.  I can see the issues this will cause with some owners that don’t like for cities to dictate what their private property should look like, but I also feel that owners like that, don’t belong in our village.  I can see a very bright future and can’t wait for RMA’s presentation in September to our city commission.

YAY MIAMI SHORES!!!  You have come a long way!

If you are interested in getting one of our “I LOVE MIAMI SHORES” magnets, please email us your address and contact information and we will happy to send you one (for free of course).

I love Miami Shores magnet



Ten Museum Park Condo – Real Estate Market Report for April 2016

By: Ines Hegedus-Garcia on May 23, 2016

Ten Museum Park - Downtown MiamiAs your Downtown Miami Real Estate Specialists, we present to you our Ten Museum Park Real Estate Market Report for the month of April 2016.  Call us if you are considering buying or selling at Ten Museum Park.

Ten Museum Park – current Listings

There are currently 25 Ten Museum Park residences for sale: (compared to 30 in February)

Ten Museum Park Site Plan

  • Highest Priced Listing – $2,095,000 $2,025,000 $1,950,000 for PH4607 – 3 bedroom/3.5 bathroom west facing penthouse with 2,566 SF.
  • Lowest Priced Listing – $339,000 – residence 1805– 791 sq.ft. – 1 bedroom / 1.5 bathrooms

Ten Museum Park Condo – pending sales

There are currently 3 properties under contract at Ten Museum Park. (compared to 2 in February)

  • Residence 1501, has been under contract since October of 2015 and has not closed yet. It was listed for $1,026,000 in May and reduced to $989,000 in August. It has 1,946 sq.ft. of living space, 2 bedrooms / 2.5 bathrooms and 2 parking spaces.
  • Residence 2002, listed for $959,000 in February, reduced to $975,000 on March 4th and again to $930,000 on march 15th, went under contract on May 12.  It has 2 bedrooms / 2.5 bathrooms and 1,949 SF.
  • Residence 4106, listed for $585,000 in November of 2015, reduced to $565,000 in January, again in February to $539,713 and went under contract on May 17.  It has 2 bedrooms / 2.5 bathrooms and 1,123 SF.

Ten Museum Park Condo – April 2016 Sales

Here are the sales at Ten Museum Park this year:

  • 2 sales in January
  • 1 sale in February
  • 0 sales in March
  • 1 sale in April

The Ten Museum Park sale in the month of April was the following:

  • Residence 1106 – 1,123 SF of living space, 2 bedrooms / 2.5 bathrooms.  Originally listed for $550,000 in October of 2014 with several price reductions and and selling for $440,000 ($392/SF)

The median sales price for the first 4 months of 2016 is $472,500 and the average price per square foot for first 4 months is $429. Compared to 2015’s average of $470.

The median listing price is $569,000 and remains low because most of the available inventory at Ten Museum are for west facing, non-loft units.  High inventory and low sales represent the overall market in Downtown Miami and Brickell.  We are not seeing a drop in pricing yet, but condos are taking a lot longer to sell.  Even if prices drop a bit, most sellers will still make a profit from the time they purchased.

For example, PH4607, which is listed for  sale at $1,950,000 and for rent at $11,000 per month, was purchased for $1,212,500 in 2008.  Even if they do a drastic reduction to $1.5 million, seller will still make a profit from their 2008 purchase.

Ten Museum Park – Building Features

Ten Museum Park is a boutique, luxury condo development located at 1040 Biscayne Boulevard in Downtown Miami, directly across the street from the newly opened Museum Park and The Miami Airlines Arena.

  • 200 total units – each with 10-foot or 20-foot floor-to-ceiling glass windows
  • 50-story development
  • completed in 2007
  • Developer: Covin Development
  • Architect: Chad Oppenheim
  • Amenities include:  a full-service spa with steam room, snow room, and treatment rooms; state-of-the-art fitness center; spin studio/yoga room with class offerings; 24-hour, full-service concierge; pool deck with resistance and plunge pools, lounge chairs, and hot tub; 24-hour valet parking; and on-site building management.
  • pet-friendly for both owners and renters (up to two pets with a maximum combined weight of 100 pounds)



The Miamism Sales Team specialized in Ten Museum Park and can represent you in the sale or purchase of a condo.

For a complimentary market report, please email or visit

Condo Name:  Ten Museum Park
Architecture:  Chad Oppenheim
Developer: Covin Development
Location:  1040 Biscayne Boulevard, Miami, FL 33132

Ten Museum Park Condos For Sale



Miami is the happiest city to work in right now according to Forbes

By: Ines Hegedus-Garcia on May 21, 2016

Making Forbes’ lists is always exciting and have to admit that we’ve come a loooong way from the infamous Most Miserable Cities List from 2010.

The Happiest Cities To Work In Right Now Via Forbes

To determine the happiest and unhappiest places to work, fulfillment-focused career site CareerBliss took a look at eight key factors that can influence an employee’s contentment, including work-life balance, an employee’s relationship with his or her boss and co-workers, general work environment, compensation, opportunities for advancement,  company culture, and resources.

For the second year in row, Miami tops a list seeded with sunnier climes. Known for its nightlife and white sands, the tourist favorite is also developing a tech scene.

“Miami’s growing technology scene alongside some of the worlds’s best beaches is in a position to become a major technology hub,” said CareerBliss CEO Heidi Golledge. “With the growth of startups in the area comes high-paying jobs and happier company cultures focused on retaining key employees.”

And just because we are fans of Forbes, please make sure you check out an oldie: in The News and Forbes




Keystone Point Real Estate Market Report – April 2016

By: Ines Hegedus-Garcia on May 20, 2016

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

There are currently 48 Keystone Point homes for sale: (compared to 45 in March)

  • 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): 6
  • Closed sales in March 2016: 0 (compared to 1 in March
  • Median Sales Price in April (no sales)

There were no sales reported in Keystone Point for the month of April, but this doesn’t mean much, since there have already been 3 sales in May.  Financed deals are taking longer because of the new lending guidelines that started back in October of 2015.  We have noticed that instead of making lenders more diligent, the opposite is actually happening.  Many lenders are taking their time to underwrite loans and are asking for indefinite extensions – this will soon blow up and cause for more strict guidelines to be set in place.  Closings that used to take 30 days to close, are taking 45-60 days.  Keep this in mind because it makes cash deals so much more enticing, with 30 days to close or less.

We have no data for the average price per square foot for Keystone Point Homes in April, but averages in previous months are as follows:

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


The Reason Behind Miami’s Momentum

By: Ines Hegedus-Garcia on May 17, 2016

I have been documenting Miami’s momentum for some time and letting you know that it is no longer a thing of the future.  Miami’s global power, its significance and impact are here to stay.  And of course I am a big fan of Miami, if you have not noticed my passion for this amazing city, then you have not paid attention.

To get the down and dirty proof, please visit Why Miami Real Estate Right Now.

1.  Miami as a Financial Hub

miami financial hub via

2.  Miami as a Tech Hub

Miami as a Tech Hub - via

Photo credit:  Robert Holmes at

3. Miami has lower taxes

lower taxes in Miami via miamism

4. Miami Shopping / Gastronomy / Culture

miami shopping gastronomy and culture via miamism

5. Miami as Top City in Wealth

Miami ranks six in top 40 important global cities for super rich

6. Miami’s Infrastructure

Miami's Infrastructure via

Port of Miami, Tunnel, Dept. of Transportation, All Aboard Florida, Miami Central Station, Miami International Airport, Miami 21

7. Starchitects in Miami

starchitects in miami via

Architects building in Miami get hotter by the minute, from Frank Gehry, Zaha Hadid, Rem Koolhaas, Rafael Viñoly, Renzo Piano, Herzog & de Meuron …

8. Miami’s Weather and Beaches

Miami Beach Floating by Josh Bousel

photo credit: Josh Bousel


What more proof do you need? We work with investors from all over the world and are ready to help you, no matter the size of your portfolio.  From under $1 Million to multi-million dollar deals.  Contact us for a no-obligation consultation.

**originally published Sept 21 2015