The Miamism Sales Team would like to tell you about 2 amazing Miami events happening this coming weekend. Historic Preservation and The Environment, doesn’t get better than this!
Saturday, April 16
Baynanza is a celebration of Biscayne Bay and its significance as one of our most important ecological systems in South Florida. While Baynanza includes more than 25 great events throughout March and April, the event that has become nearly synonymous with this celebration is the Biscayne Bay Cleanup Day.
This year, the Biscayne Bay Cleanup Day will be celebrated on April 16, when thousands of volunteers will come together to clean up the shoreline.
For more information, call 305-372-6999. or visit BAYNANZA 2016
Morningside Historic Home Tour
Sunday, April 17
A tour of homes in Morningside – Miami’s first designated historic area
The historic beauty and charm of Morningside come alive April 17th, when Miami’s First Historic District welcomes you inside some of the most exceptional historic homes in South Florida.
Take a rare look at private interiors from varying architectural periods and styles, including Mediterranean, Revival & Art Deco. Stroll through one of Miami’s most lush, tropical enclaves and discover the stories behind these magnificent residences and some of the people who have lived in them since the 1920s. After your self-guided tour, you will be able to experience “Taste of Morningside” – delicious food from Upper East Side eateries & food trucks, as you stroll among the work of talented artists who live, work and exhibit in and near Morningside and the surrounding area.
When buying real estate in Miami, especially in the older neighborhoods like Miami Shores, Coral Gables and Miami Beach, you will have to make a decision on style. I know the first question you get asked as a buyer is how much you want to spend (obviously your budget will determine what kind of house you end up buying); but buying a house is so much more than just the number of bedrooms and baths, the size and the price – buying a house that you will live in, needs to fit your lifestyle and comfort level.
I decided to write about the major features of the 3 main architectural periods common in Miami so that you know what to expect when you walk in a home. I can go into a property without knowing anything about it and tell you the period it was built and when it was remodeled by features and materials.
If you, as a real estate buyer, can define what’s important to you, it will be so much easier to find the perfect property (especially because there are so many properties for sale right now).
The 1920’s house (Spanish Mediterranean or Spanish influence) will usually have the most charm, although I cannot generalize that all 1920’s properties will have the same features, this is what you can expect:
Decorative columns – voluted columns, ionic or Corinthian orders.
Barrel tile roofs (sometimes Historic Cuban Tile) and flat roofs with high parapets and decorative drain spouts.
The 1930’s and 40’s home will usually be smaller in scale but will still have charm. They do not have the same attention to detail as the 20’s predecessors, but are more readily available and usually a bit more affordable.
High textured stucco walls
May have open beamed ceilings
Smaller kitchen and bedrooms
Quarry tile not as decorative as the 20’s and hardwood floors
1950’s (Mid-century Modern) is when the modern movement began and although these homes don’t have a lot of charm, they have a different feel all together. They will be more comfortable and sometimes it’s difficult to decide between comfort and charm.
Big common areas – usually a Great Room with large spans
No formal rooms – open dining, living and family rooms
Bigger windows – picture windows for light
Long, horizontal clean and crisp lines
Big closets, lots of storage
Split bedroom plan with master on one side and the rest of the bedrooms on the other.
Floor Finishes will be Cuban tile floors or Terrazzo and hardwood.
Smooth plaster walls and ceilings
Corner windows in bedrooms are typical but not always present
When I work with buyers, I can tell from the first couple of properties, even if they have not identified their needs, what they are looking for. Most people love the comfort of the Mid-century Modern homes, but sometimes feel the space is a bit sterile and prefer the warmth of the 20 and 30’s materials. Some people really need closet space and although they love the charm and the details of Spanish Mediterranean homes, cannot make up their minds because closet space is usually limiting.
I have been able to redesign homes for our buyers so that they can have all worlds, but you have to be open to remodeling and making some changes. If you are in the market to buy a Miami Beach home ask yourself, Comfort or Charm?
There is no doubt that the changes and evolution that Downtown Miami has been seeing in the past 5 years and continues to see, represent the reason why Miami is here to stay. It’s exciting to be part of the change and want to share that excitement with the latest video by the Miami Downtown Development Authority (Miami DDA). The Miamism Sales Team continues to be called the number 1 promoters of our city. We ARE and LOVE Miami.
Miami Downtown Development Authority
The Mission of the Miami Downtown Development Authority is to grow, strengthen and promote the economic health and vitality of Downtown Miami. As an autonomous agency of the City, the Miami DDA advocates, facilitates plans and executes business development, planning and capital improvements, and marketing and communication strategies. We commit to fulfill our mission collaboratively, ethically and professionally, consistent with the Authority’s public purpose.
Young professionals are choosing to live in the urban core.
The art scene is ever evolving with PAMM as the anchor for developing arts community and with The Frost Art Museum and The Adrienne Arsht Center for The Performing Arts.
It’s not just private banking, but has become the 2nd largest Financial Hub in the United States with hedge funds, private equity firms, family offices, alternative investment firms, crowd funding, venture capital, and all the Eco-system of professional advisory firms that supports financial firms.
Miami ranks as one of the top hospitality markets in the nation and downtown has more 4 and 5 star hotels than any other city in Florida
200,000 professionals commute to downtown Miami daily
There are over 2 million square feet of planned retail space
24-hour destination with 392 restaurants and bars
Venture Hive has 30,000 SF of space with 31 companies from 23 different countries
eMerge Americas attracts over 10,000 Attendees worldwide
Local Startup Funding exceeded $700 million in 2014
Great public transportation with The Metro Mover (free transit that connects downtown Miami) and Metro Rail
These are some of the many reasons people work, live, invest and run in Downtown Miami!! Contact us for real estate opportunities in Downtown Miami from pre-construction to resales, as well as commercial and retail.
To search for properties directly from the MLS – please CLICK HERE
There are currently 113 Miami Shores homes for sale: (compared to 107 in February)
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 $235,000 for the short sale at 64 NW 101 St (with illegal structures, possible foundation issues, roof leaks and electrical needs updating – as per MLS description)
Pending Sales (Properties under contract): 30 (compared to 29 in February)
Median Sales Price in March: $729,500 (compared to $370,000 in February)
Closed sales in March: 8 (compared to 7 in February)
The 8 Miami Shores homes sold in March were the following:
10816 NW 2 Ave – 3 bedrooms / 2 bathrooms, 1,407 SF of living space, 8,750 SF lot – Pending since January for $409,900 and selling for $396,000 ($281/SF)
680 NE 93 St – 2 bedrooms / 2.5 bathrooms, 1,565 SF of living space, 9,675 SF lot – listed for $428,000 in November of 2015 and selling for $410,000 ($262/SF)
873 NE 98 St – 3 bedrooms / 2 bathrooms, 1,645 SF of living space, 7,650 SF lot – listed for $475,000 in September of 2015 and selling for $409,825 ($249/SF)
485 NE 92 St – 3 bedrooms / 2 bathrooms, 1,825 SF of living space, 11,574 SF lot – Pending since February for $680,000 and selling for $630,000 ($345/SF)
1000 NE 96 St – 2 bedrooms / 3 bathrooms, 2,327 SF of living space, 11,133 SF lot – This home sold for $715,000 in June of 2015 – was listed for $779,000 in February of 2016 and sold for $732,500 ($315/SF)
1025 NE 91 Te – 3 bedrooms / 3 bathrooms, 2,431 SF of living space, 10,938 SF lot – listed for $839,000 in November and selling for $777,150 ($320/SF)
501 NE 96 St – 4 bedrooms / 3.5 bathrooms, 2,724 SF of living space, 12,558 SF lot – Listed in December for $987,000 and selling for $920,000 ($338/SF) **completely remodeled
501 NE 94 St – 4 bedrooms / 3.5 bathrooms, 2,972 SF of living space, 9,675 SF lot – listed in June of 2015 for $1,095,500 and selling for $1,040,000 ($350/SF) **historically significant/ English Tudor Style Home
The average price per square foot in Miami Shores in March was $308 compared to $319 in February, $249 in January and 2015’s average of $264. It’s important to note that although price per square foot will fluctuate a bit from month to month, it’s key to grab 6 months to one year averages to get a true idea of how the market is behaving. Homes selling at $300/SF and above, are completely updated – prices under the $264/SF average need work. If you are a buyer, don’t expect remodeled homes under the $250/SF range … those homes will need work!
We are officially in a correcting market and many ask us if prices will drop. Our answer for Miami Shores is simple: increases have been conservative and there will be evidence of prices stabilizing but never a drastic drop. We are, however, seeing an increase in inventory and houses are sitting on the market for longer periods.
Did you know you can search your home’s property records and permit history on-line? By visiting miamishoresvillage.com, under building department and then property records – you will find all permits and plans available for your property. This is key if you want to know how old your roof is or when major improvements were completed in your home. Educate yourself about your property, this will help you price it when you are ready to sell. (Responding “newer” about the age of your air conditioning is not acceptable to today’s buyers)
Please work with agents that can help you stay on top of Miami Shores Real Estate Market Trends and your frustrations will be kept to a minimum and you will not waste time looking at properties that don’t match your search criteria. If all else fails, call the Miamism Sales Team and we will be glad to assist you.
Miami Shores House of The Month
The Miami Shores House of The Month is mouth-watering and fantastic! Mid-century modern gem, built in 1954 with 2,770 SF of living area and a 12,249 SF lot. This 3 bedroom / 2 bathroom home is owned by a designer and evident in all the finishes and details. Features include open floor plan, natural light, marble terraces, courtyards, tropical landscaping, free-form pool, chef kitchen, and more.
It’s priced at $1,350,000 ($487/SF)
Please contact us for more information and to coordinate a showing appointment.
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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
Stiltsville – A Miami Landmark and Local Crafted Beer
This Throwback Thursday #TBT is a bit different and inspired by beer.
When Rick (my better half and business partner) first saw this Stiltsville Pilsner by our own Concrete Beach Brewery in Wynwood, he HAD to go take a picture at Stiltsville! Yes, you read that correctly- he bought a few beers and we did a special miamism boat trip to Stiltsville just to get this shot. (And I’m the one that does crazy things for photos).
So this past week, we visited the brewery in Wynwood and shared the photo with one of the employees. Funny enough, they didn’t know much about Stiltsville, maybe the same way we don’t know much about their brewery. So I decided to bring back our educational Stiltsville article from 2007. Please make sure to click through and learn about STILTSVILLE.
We have shared professional Stiltsville photos by Michael Pancier and have retaken our own photos of the remaining homes. Stiltsville IS a Miami Landmark and one that not many know about because they are only accessible by boat.
We also encourage you to take a trip to Concrete Beach Brewery at 325 NW 24 St, in Wynwood. Even if you’re not into beer, the place is fantastic! Here are some pics I took when I visited. If they come up with a mojito beer, I promise I will do a Miamism Mojito Review.