miami beach real estate

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Absentee owner recommends Miamism Real Estate Sales Team

By: Ines Hegedus-Garcia on July 28, 2016

Blue Bay 903 Sold by miamism sales team

We have to admit that not all real estate transactions are easy.  As a matter of fact, very few of them are.  Having almost 13 years of Miami real estate experience definitely helps because you get to foresee hiccups and obstacles before they happen and can be ready to attack and come up with solutions that work for all parties involved.

Miamism Sales Team is determined

One of our best traits, by far, is  persistence and not giving up.  In a correcting market, this is key because properties are taking longer to sell and many areas are seeing price drops.  North Bay Village is one of these areas – it remains one of the least expensive waterfront areas in Miami with a nice diversity of condos and single-family homes.  But because the area remains “unknown”, many buyers are still hesitating to buy and this means working harder and diligently to get things accomplished.

Blue Bay Tower – North Bay Village

We recently sold a condo at Blue Bay Tower and spent 6 arduous months marketing and personally showing the property (we don’t do lock boxes) and finally procuring a buyer at the very end of our listing agreement.  The seller had already made up his mind to rent the residence if it did not sell in the allotted time and to top it off, there had not been any sales in the building in the past 15 months!

We want to thank the sellers for giving us the opportunity to market and sell their property and for having faith in us.  Living in Pittsburgh and not seeing the changes in the market first hand and having to rely on media and our communication, cannot be easy.  Here’s what they had to say about me – and I remind you to check all client testimonials in the “about” tab above:

Ines is superb. She had a marketing plan that she shared with us and kept us informed throughout the time when the condo was on the market. She has excellent communication skills and easy to relate to. She is very professional,my wife and I highly recommend her.

Thank you Dr. Srini!! It was a real pleasure to work with you and your wife.  You are a true gentleman and made it a joy to work with.  We also congratulate the new owners of that amazing condo – we know they will really enjoy living there.

And to conclude this post, I want to share a marketing video we did for this building, Blue Bay Tower, in North Bay Village.  It shows how we go above and beyond the regular call of duty.  And for the record, we LOVE this building and think the price is fantastic for the location and views.


Feel free to contact us for a seller consultation – no obligation and no pressure … it’s how we roll!


Real Estate Expectations

By: Ines Hegedus-Garcia on July 27, 2016

sequoias.jpgSetting high expectations is very similar to setting high standards.  I can speak about my upbringing when I tell you that I have been taught to always do my best and this is obvious in everything I do and all the projects I take on.

The question then arises about what kind of expectations do you have of others?  With regards to service providers, with colleagues, even with our family members  and friends.

If you set low expectations you cannot be disappointed but in my opinion can be an easy way out and a bit cowardly.  High expectations, on the other hand can be a challenge, and in the words of Seth Godin, “Promise big and deliver bigger seems to be the only reliable strategy”.

So when you deal with Miami Beach Realtors, your expectations need to be high.

Your Realtor should ALWAYS:

  • deal honestly and work for your best interest, not for the transaction
  • be willing to go out of their way to help you
  • think outside the box
  • keep you informed at all times
  • make you feel confident about a transaction
  • be diligent, timely and efficient
  • be a problem solver
  • give you the best possible service
  • appreciate your business

Rick and I are constantly striving to improve our business with technology and with the latest tools, but most importantly, we strive for the best possible service and our customers not only appreciate it, but have come to expect it.  And no matter how high your expectations are, we are always up for the challenge.

So this post is a type of thank you to all of our past customers and to our future ones as well.  Your high expectations have made us the professionals we are today………soooo


**originally published July 11, 2007**


A Client’s Reaction to Forbes

By: Ines Hegedus-Garcia on July 25, 2016

Bringing back an oldie from 2011, enjoy!

To be fair, not just a client, but a very special client who I now call a friend, sent me this email (re-posted in its entirety, with no changes or edits and with his permission and blessing), after he read this article: in The News and Forbes

I love the fact that our clients continue to read Miamism way after they have purchased or sold a property and actually subscribe to our feed.  Without further ado, Ritch Holben’s Reaction to Forbes article on Miamism and the interview that followed.

Well, well, well, Ms. Eye-nessssss!

That was a fantastic article. Congratulations on becoming the face of Small Business Empire for the 2010’s!  Shall we dub you Ping the Merciless, or Queen Qik?

Seriously, this was an incredibly helpful interview, and organized, and a great tool to help those of us that are a bit behind in the times.  Thank you for taking your time to do it.

But there were several KEY ELEMENTS Gene left out of the story that, in my opinion, make you so successful and perfect at what you do.  These points may be “givens” to those of us that are seasoned business-folk that operated in the pre-Internet world, (yes, you 20-somethings, there was such a time) but they may not be so obvious to the next generation of tech-savvy, plugged-in, micro-chipped entrepreneurs that are coming into the market now.

1.  You know WHAT you are selling.

For Ken and I, your knowledge of design and architecture (being an architect yourself) put you in a different league than other realtors.

You have the language of design in your back pocket, and understand the aspects of a property beyond specs of # of bedrooms and baths.  You understand flow, light, scale and proportion, historical relevance, neighborhood structure, and you see beyond the obvious in a property, to its potential.  You can link that data to the aspirations of a potential buyer.  This allows you to streamline the process and make relevant recommendations to a buyer, thus saving time and money in the search-and-selection process.  And you follow thru, soup to nuts.  From the Search to the Offer, thru Negotiation to the Financing to Closing, you and Rick are there every step of the way, greasing the skids of a skiddish market to make it as easy for the buyer (and, I assume, a seller) as is possible in the new economy.

2.  You know HOW to sell by not selling.

This is really an aspect of your amazing personality. You are a guide, and you take folks into the unknown of the real estate market, and you step back, allowing them to experience a space on their own terms (unless they are getting into dangerous territory, then step in to save them – perhaps you should consider donning a safari hat!).  You are charming, but upfront.  You are accommodating, but willing to express your opinions, even if negative.  You are always professional, but personable.  You seem to respect your clients, and can befriend them at the same time.

and finally, you are gorgeous!  In Miami, at least, this is relevant!

I think my disappointment from this article, or books like Crush It, is that they seem to allude that success can be accomplished by following a prescribed list of technological trends.  I do agree that, if handled correctly, they help in getting potential clients to “find” you via the Internet, and it may open up an initial discussion with them.  However, if you don’t have all these other (old-school) differentiators that define you as possessing unique offerings, superior service, or whatever elevates you in your chosen field, your “success” will simply equate itself to the guy who goes to the singles bar every night and counts his success by the number of hash marks on the bedpost.  It might be fun for a while, but relationships with longevity and depth will always make for a healthier,  successful business model, when morning comes.

In my opinion, Miamism is a success because of Ines and Rick.  And yes, the twattosphere (my personal bias, but I will overcome it!)  should have the opportunity to meet you, to work with you, and to learn from you.  But in the end, your success is because of how wonderful YOU are!

Your forever happy client,

Ritch Holben

I cannot let these accolades be one-directional and MUST guide you to Ritch’s work. He’s an architect with an amazing eye who pays special attention to the most intricate design details. His final products are nothing short of spectacular and manages to marry simplicity and complexity in order to obtain spaces that are warm, welcoming, and flawless.

Ritch’s photography is out of this world and love his innovative, modular, customizable art program of “aerial photo artiles” that can be uniquely fitted into your lifestyle – take a look at the photos in the book: The View From Up Here. I know I can go on forever, especially after that ri-di-culous testimonial, but we must rest this love fest before we make anyone sick to their stomach. 😉

Originally published in June 2011


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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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