Surfside’s real estate market continues to defeat the odds. While the rest of Miami is experiencing an increase in inventory, Surfside’s inventory is dropping!! (not by a lot, but still….it’s impressive). The homes that are selling quickly are the remodeled ones, so pay attention to details if you plan to sell your Surfside home.
There were no waterfront sales in Surfside in the month of April but there were 11 waterfront homes sold in Surfside in 2015 and that average was $634/SF.
The stats are clear – low inventory + high demand = increasing prices. We continue to see home prices increasing….moderately, but still going up.
For a no obligation consultation, not only of price, but condition of your home, please contact us. Remember I’m an architect and can tell you easy fixes to get the most return on your investment.
Surfside Home of The Month
Miamism Sales Team features the Surfside waterfront property located at 708 88 Street – Brand new construction with all the bells and whistles….but most importantly…design!! I am in love with this property.
6 bedrooms / 6.5 bathrooms, 6,144 SF of living space on 10,050 SF lot with 50′ of water frontage. (who needs more than that when the house is perfect). The marketing description reads…it actually screams in all caps but I think they have every right.
NEW, CONTEMPORARY WATERFRONT HOME WITH STRIKING FINISHES. GROUND LEVEL LAID OUT IN VENA GRIGIO ITALIAN MARBLE, W/ AMPLE GOURMET ITALIAN KITCHEN W/ SUB-ZERO AND WOLF APPLIANCES, TV ROOM, OFFICE AREA, FORMAL GREAT ROOM, DINING ROOM, MAIDS QUARTERS. TOP LEVEL BOASTS WOOD FLOORS THAT HOUSE A GRAND MASTER SUITE, THREE EN-SUITE BEDROOMS AND FAMILY/OFFICE AREA. OUTDOOR LIVING AREA W/AMAZING VIEWS, WOLF OUTDOOR KITCHEN, SLEEK INFINITY POOL, BOAT DECK, NEW SEAWALL. DELIVERED W/ LUTRON LIGHTING. MOVE-IN READY!
Asking price is $4,850,000 ($789/SF)
Please contact us for more information and we will also be happy to arrange a showing appointment.
To get a FREE, no obligation CMA (comparable market analysis) go to MiamismValue.com and fill in your information.
Call us Today for a listing appointment!
If you are interested in getting a list of all properties currently for sale in Surfside, 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 Surfside@miamism.com
Pick-up time at the kids’ school is where you find out everything that is going on in the community. Those few minutes at the parking lot, before the children rush out of school is where you hear who is starting new business, who is moving, what’s happening in the new school, what new ordinance is coming up…….you get the picture.
For those that don’t have kids or don’t do pick-up, you miss a great deal and that’s why we decided to blog.
I was talking to a mom that started a new business and told her to tell me about it and I would include it in Miamism.com. Another mom heard me and asked, “Why would you do that? What’s in it for you?”
I must admit that it felt like a slap. A slap of distrust. A slap saying, “You are a Realtor, all Realtors are bad, there HAS to be a hidden agenda“.
Maybe I’m looking too much into it but ultimately, the slap was good, because now I’ll put my guard down and tell you why we blog.
Blogging is about conversation and establishing dialogue, and in the wise words of Robert Scoble in Naked Conversations,
“It’s about stripping out all the crap that gets in the way of understanding and trust between businesses and customers.”
When you think of Miami Real Estate, you think of pretty brochures, open houses and Realtors who try to lure you into paying too much for a property just to get their commission.
Rick and I just happened to be in the customer’s side of the equation for many years and that’s why we got into business but once we crossed the line to the other side our world turned dark. It seemed that people all of a sudden did not trust us; we were “BAD” now.
Are you kidding me???
We are the same people as before and we’re here because the real estate industry has a bad reputation and we will change that one customer at a time. Please understand that we will never trash our competition, we will never talk poorly about another Realtor…..it’s not our style and it’s just not ethical.
will tell you what’s going on in the community (good or bad)
will tell you about new businesses and local events
will answer questions about real estate and explain real estate market trends
will give you information about staging and preparing your property for sale and even give you advice
will talk about architecture, historic preservation and things we like and enjoy, including goofy and crazy stuff like in our Miamism Fridays or Mojito Reviews.
We welcome your opinion even if it’s an opposing one. We want you to know us and what we are about through our blog….so ask away. You don’t have to pay and you are not expected to use our services. We don’t have a secret agenda and there is no secret Realtor code where we hide facts from the consumer and no secret hand shake either. If you want to know about a particular issue, just ask (your name does not have to appear), we encourage discussion.
So to answer the mom’s question,
Why would I write an article about a mom’s start up business? – To help a friend’s new business
What’s in it for us? – fame, reputation and a percentage of the proceeds……..NOT!……just a show of good will……that’s all.
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 MiamismValue.com and we can also email you a more detailed report if you send us your contact information to email@example.com (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)
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
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!
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 acquire 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.
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.