Had to republish this article because of the amazing response we are getting about listing architecturally significant homes in Miami. It makes a huge difference that you, as a home owner, recognize the architect of your home. You also must recognize the need to hire a REALTOR that knows what they are selling and can market your property to an audience that appreciates and values your home.
So I visit many homes because I’m a Miami Realtor – I see all kinds of styles, interiors and price ranges…..but today was a different day. I walked into an amazing Alfred Browning Parker home in Miami Shores and had goose bumps from the time I laid eyes on the exterior.
Most people don’t get me and why good architecture totally heightens my senses but I have to tell you that it makes such a difference to see and experience a well designed space. These home owners bought a modest Browning Parker home and were able to restore, modernize and make it their own. All the important MiMo features were untouched and the elements that were added were carefully thought out to compliment the existing architecture. (And the amazing modern classics throughout made the house complete).
Alfred Browning Parker was not only a modernist, but a green mid century architect – to think that these homes were built around our humid and hot weather to incorporate the organic nature of exterior spaces into interiors – using massing, wide overhangs, local materials and clerestory lighting to take advantage of our climate without air conditioning!
I commend the home owners for having had the vision to acquire a decrepit, tired and dark house and turning it into the magnificent space that Alfred Browning Parker envisioned back in 1949 when he designed it.
Goes to show that these gems do exist, they are hidden amongst us and there are people that appreciate them and see their worth. From Miami Beach to Coconut Grove, Miami Shores and Miami’s Upper East Side, if you have a Browning Parker gem, let me know…..some of these can even bring tears to my eyes (I’m not kidding).
As you are getting ready for the kids to get back to school, you may have noticed “tax free” signs in some locations. This year, we are getting a 10 day holiday and it ends this Sunday, August 16th at 11:59 PM.
For 2015, the Florida Legislature has granted parents more time to stock up on back-to-school supplies than last year, when the tax-holiday lasted only three days over a weekend. This year’s 10-day holiday equals the longest since Florida began the program in 1998 and is expected to save shoppers $67.8 million statewide. Many retailers will offer additional sales and discounts.
There are certain rules you should get acquainted with (download T.I.P here). No Sales Tax applies to:
Clothing, footwear, and certain accessories selling for $100 or less per item
Certain school supplies selling for $15 or less per item
Personal computers and certain computer-related accessories on the first $750 of the sales price, when purchased for noncommercial home or personal use.
But you should also know that the holiday tax does not apply to:
Any item of clothing selling for more than $100
Any school supply item selling for more than $15
Books that are not otherwise exempt
Rentals or leases of any of these items
Repairs or alterations of any of these items
Sales of clothing, school supplies, or computers and computer-related accessories in a theme park, entertainment complex, public lodging establishment, or airport.
You still have time left! Go take full advantage of the sales tax holiday before it ends!
The 7 Surfside homes sold in July were the following:
9049 Carlyle Av – 2 bedrooms / 1 bathroom, 1,189 sq.ft. on 5,600 sq.ft. lot – originally listed for $599,000 with several price reductions and selling for $552,000 ($464/SF)
8874 Carlyle Av – 2 bedrooms / 2 bathrooms, 1,855 sq.ft. on 6,860 sq.ft. lot – sold in November of 2014 for $595,000, re-listed in July for $575,000 and sold for $530,000 ($286/sq.ft.)
9356 Abbott Av – 3 bedrooms / 2 bathrooms, 1,859 sq.ft. on 5,600 sq.ft. lot – originally listed in February for $679,900, with a contract that fell through, price reductions and finally selling for $599,000 ($322/sq.ft.)
9181 Byron v – 3 bedrooms / 2 bathrooms, 1,984 sq.ft. on 5,600 sq.ft. lot – listed for $749,900, selling for $730,000 and re-listed 3 days later at $895,000 (selling price per sq.ft. at $368)
411 88 St – 3 bedrooms / 3 bathrooms, 2,149 sq.ft. on 6,860 sq.ft. lot – listed in may for $757,000 and selling for $740,000 ($344/sq.ft.)
9140 Dickens Av – 3 bedrooms / 2 bathrooms, 1,814 sq.ft. on 5,600 sq.ft. lot – sold in June of 2014 for $462,000 – re-listed in December of 2014 for $799,000 – showing a contract that fell through and price reduction and selling for $740,000 ($408/sq.ft.)
8866 Abbott Av – 3 bedrooms / 2 bathrooms, 1,910 sq.ft. on 5,600 sq.ft. lot – sold September of 2014 for $465,900, re-listed for $779,000 in March and selling for $740,000 ($387/sq.ft)
The average selling price per square foot for Surfside homes in July was $368, which puts Surfside back on track – compare this to past months:
We are seeing a lot of flipping in Surfside because of the low inventory and high demand. Fixer uppers are being bought and remodeled quickly for a nice profit. This is a clear sign that buyers want move-in condition – think about this when you are ready to sell your home. You will get top dollar only if your home is in move-in condition.
Call us if you are thinking about selling or know of someone who is, since we are Surfside Real Estate Specialists. We will do a no-obligation consultation to let you know the value of your home in its current condition and will make recommendations of quick updates to sell for top dollar.
Surfside Home of The Month
Miamism Sales Team recommends the Surfside home located at 9440 Bay Drive. The recommendation is more for the land than the home with 9,100 sq.ft. lot on the water. The home on the property needs complete renovation, was built in 1957 and hs 3,159 sq.ft. of living space, creating a nice print for a new property or complete renovation.
It is offered at $1,700,000
Please contact us for more information and we will also be happy to arrange a showing appointment.
To sign up to our Home Trends Reports, go to MiamismTRENDS.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
I never write about investment opportunities outside of Miami but I make exceptions when the projects are worthwhile and this is one I really believe in for several reasons. First, the project is already built and you can actually visit, tour it, and is ready for immediate occupancy. Second, the prices will astound you, and lastly and most importantly, it’s THE W! – known for iconic design, contemporary luxury and extraordinary experiences. The W concept is simple:
Retreat to surprising, sensory environments where amplified entertainment, vibrant lounges, modern guestrooms and innovative cocktails and cuisine create more than just a hotel experience, but a luxury lifestyle destination.
**We have information brochures in English, Spanish, French, and Portuguese – feel free to email me for a complimentary copy.
Why The W Fort Lauderdale?
When South Beach is currently selling between $3,000 – $4,000 per square foot and Sunny Isles around $2,000 per square foot, this project is at an average of $850/sq.ft.!! And although that should be enough to convince you, there’s more.
The Related Group bought the W residences and hired renowned interior designer firm of Meyer Davis to completely redesign common areas and interiors of the residences. Buyers will not only get existing furniture package when they buy now, but will also get brand new furniture and design package by Meyer Davis – that’s every unit, no exceptions!
Neighboring projects in Fort Lauderdale are already selling for more, so it’s a no brainer. From The Conrad to Auberge, and they are not completely finished and include FFE package (Fixtures, furniture and equipment). I challenge you to compare in order to really recognize the opportunity.
The Downside is living through a construction process while they remodel the building but developer is offering an 18-month credit on condo fees during the construction process.
The Residences at W Fort Lauderdale
The project includes one and two (+den) bedroom furnished residences with pricing starting in the $500k’s. There are a total of 147 residences and my favorite are the ones with South views above the 18th floor. (I took this photo on a cloudy day, from a unit on the 23rd floor)
Acquire a permanent sense of escape at The Residences at W Fort Lauderdale. Located in one of the world’s most vibrant districts, W Fort Lauderdale provides privileged owners with access to a glamorous resort lifestyle.
The all-new Residences at W Fort Lauderdale are everything but ordinary. Every residence is characterized by the signature, scene-stealing W style and delivers every comfort of modern oceanfront living.
9-foot floor-to-ceiling windows
Atlantic ocean and Intracoastal Waterway views
Sliding glass door onto spacious balconies
Fully finished living and dining areas
Kitchen and Dining
Fully integrated kitchens
Italian designed cabinetry
Polished designer stone counter tops
Deluxe side-by-side refrigerator and freezer with ice maker
Flat range stove with gourmet wall-oven
Under-mounted stainless steel sink
Dining table with seating for four
Washer and dryer
Signature W Hotels bed
NudeAudio Studio 5 with multi-device docking station
Up to 56″ LCD TV
Designer vanity tops, shower, tub, walls and floors
Premium spa bathtub and separate shower
Designer fixtures, faucets and accessories
W Fort Lauderdale – Building Amenities
BEACHFRONT – 315 linear feet of designated white sandy beach
WET EAST – heated swimming pool oasis with endless oceanfront views
WET WEST – Private VIP salt water pool oasis
CABANAS – Book a private cabana and order treats from the WET Bar and Grille
FIT CENTER – The perfect spot to inspire a workout
BLISS SPA – Pamper the mind and body in our full-service spa
STEAK 954- Steven Starr gourmet oceanfront restaurant
LIVING ROOM – ocean view lounge for cocktails, bites and socializing
Residences at W Fort Lauderdale – Owner Benefits
WHEELS parking (1) complimentary space per residence
10% off all Bliss Spa services Monday – Thursday
Bliss Spa Manager’s direct line for booking
10% discount at STEAK954
10% discount at the Living Room
25% discount off the best available rate at W Fort Lauderdale for Family and Friends (when in-house)
10% discount off the best available rate at participating Starwood Hotels & Resorts Worldwide
20% discount at W THE STORE on-site
30% discount at W THE STORE online
SPG Gold Membership
W Fort Lauderdale Residences – pricing
Wanted to give you an idea of pricing. All you need to do is contact me for an updated inventory list when you are ready.
You can get a 1 bedroom / 1 bathroom unit that is 804 sq.ft., starting at $590,000
The most expensive 2 bedroom / 2 bathroom unit is under $1.5 Million.
As always, we have floor plans and inventory information. If you are intererested in W Ft. Lauderdale Residences, contact me and I’ll be glad to send you more information as well as schedule a showing of the property.
Condo Name: The Residences at W Fort Lauderdale
Architecture: Adache Group Architects, Ft. Lauderdale, Fla.
Interior Design: Meyer Davis
Location: 3101 Bayshore Drive, Fort Lauderdale, Florida 33304
If you would like more information about Ft. Lauderdale, we recommend that you read the MIAMI REPORT – Fort Lauderdale Edition (we would be glad to send you a complimentary digital copy upon request).
There are currently 73 Miami Shores homes for sale (3 more than last month):
Highest priced listing is $3,975,000 for the bay front fixer upper at 1680 NE 104 St
Lowest priced listing is $364,900 $349,900 for the 3 bedroom / 2 bathroom home at 190 NW 100 Te. (flip-job purchased for $230,000 in October of 2014)
Pending Sales (Properties under contract): 35 (compared to 43 last month)
Closed sales in July: 19 (compared to 16 in June)
The 19 Miami Shores homes sold in July ranged from $323,400 for the “AS-IS FORECLOSURE” at 101 NW 102 St, which had been listed for $495,000 in September of 2014 and later reduced to $365,800 – to $1,550,000 for the bay front home located at 9125 N Bayshore Dr. This property was listed in May for $1.3 Million and was under contract in less than 1 month.
Out of the 19 Miami Shores homes sold in July, only one was waterfront (highest sale mentioned above) and selling for $478/sq.ft. (quite a steal even for a small 8,350 sq.ft. lot)
The average price per square foot in Miami Shores in July dropped to $233 compared to:
Keep in mind that although average prices can fluctuate from month to month, looking at yearly averages is the real representation. 2014’s average was $236 and year to date average for 2014 is $240.00. Miami Shores continues to appreciate conservatively which is good news for residents since rapid and massive appreciations can be attributed to temporary external reasons.
For great news in Miami Shores, there were 2 non-waterfront homes that sold above the $400/sq.ft. mark. Both homes were historic and in immaculate condition. 601 Grand Concourse sold for $457/sq.ft. and 682 NE 98 St sold for $414/sq.ft.
Give us a call for a no obligation, consultation of your home. Remember that I have an architectural background and will help you stage your property in order to get the highest price possible.
Miami Shores House of The Month
The Miamism Sales Team recommends the Miami Shores home located at 905 NE 92 St This 3 bedroom / 2 bathroom home needs work but has amazing potential. Please note, this home is only for those with vision because it sits on a 17,455 sq.ft. lot that is East of Biscayne Boulevard and in a very private location with low vehicular traffic.
The asking price is $599,000 ($236/sq.ft.) – but it’s all about the land and the potential. The house was purchased by current owners for $420,100 in August of last year, so I’m sure the price is negotiable.
Please contact us for more information and we will also be happy to arrange a showing appointment.
Our “I LOVE MIAMI SHORES” magnets have been a big hit! If you want one, send us your name, email and address and we’ll be happy to send one to you for free.
To sign up to our Home Trend Reports, go to MiamismTRENDS.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 Miami Shores, 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 MiamiShores@miamism.com