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Surfside Real Estate Market Report for October 2014

By: Ines Hegedus-Garcia on November 13, 2014

Surfside Real Estate Market Report

Surfside real estate market 2012

There are currently  19  Surfside homes for sale: (2 less than last month)

  • Highest priced listing: $6,900,000 (waterfront contemporary estate at 1236 Biscaya Dr)
  • Lowest priced listing: $469,000 for a 3 bedroom / 2 bathroom home at 8753 Abbott Ave.
  • Pending Sales: 8 (1 less than last month)
  • Closed sales in October: 6 (same as last month)

The 6 Surfside homes sold in October were the following:

  • 8900 Abbott Av – originally listed in July 2014 for $599,000 and selling for $540,000 ($311/sq.ft.)
  • 9348 Abbott Av – originally listed in June 2014 for $590,000 and selling for $560,000 ($279/sq.ft.)
  • 908 Surfside Bl – originally listed in April 2014 for $505,000 and selling for $460,000 ($321/sq.ft.)
  • 8712 Byron Av – originally listed in April 2014 for $439,000 then increased to $499,000 and sold for $325,000 ($191/sq.ft.)
  • 9273 Emerson Av – short sale originally listed in July 2014 for $475,000 and selling above listing for $500,000 ($214/sq.ft.)
  • 9040 Abbott Av – foreclosure with a couple of fallen contracts, originally listed for $510,000 and selling for $455,919 ($258/sq.ft.)

The average selling price per square foot for Surfside homes in October came in low at $262 because of 2 distressed sales.  Although the distressed inventory is non-existent, there are always some stragglers that end up skewing the numbers.  The average selling price in September was $300, in August was $328 but the year to date average is $305 compared to 2013′s average of $270.

Although I like to provide monthly stats, the logical numbers come in when you use stats that go back 6 months to 1 year.  The inventory in Surfside continues to be low with high demand, in addition to hot condo projects like Fendi Chateau and The Four Seasons by Richard Meier.

We are Surfside REALTORS, ready to list and market your property! Call us for a listing appointment.

We are now also providing these quick services to help with your real estate needs – your email address will be necessary to get the reports. And always keep in mind that these are automated and should only give you a ballpark figure.


To sell or buy your Surfside home, please contact us at

COMING SOON!!  Take a look at this gorgeous Surfside corner home with 3 bedrooms + den, 3 bathrooms, marble floors, impact windows, new roof and plenty of room for pool.  It will be priced at $740,000 – call us for more information.

Surfside Home for Sale - Coming Soon!


Buying Miami with Financing? Here’s what you’ll need

By: Ines Hegedus-Garcia on November 11, 2014

This past week was the annual Miami Association of REALTORS’ International Congress and the stats were fascinating.  Although 1/3 of every real estate buyer in Miami is International, and 55.8% of all real estate resales in Miami are CASH, there are still a number of you that finance your Miami deals and want to know what you’ll need for the approval process. mortage approved

Here’s a quick list that will give you an idea of the documentation that will be requested from you to apply for a loan.  We remind you that we are not lenders, we are real estate agents ready to help you with your Miami home purchase or sale, but we do have a list of lenders we can recommend, whether you are a US citizen, resident or a foreign national.

This application checklist is for a conventional loan for residents, and should give you a good start:

  • Last 2 years W-2′s and Federal Tax Returns including all schedules
  • If self-employed, Last 2 years corporate tax returns and year-to-date profit and loss statement
  • Past 30 days computerized pay stubs, to include year-to-date earnings
  • 2 months current bank and asset account statements
  • Driver’s license or state ID card
  • If you own additional real estate, the following documentation for each property:
    • Copy of current mortgage statements
    • Copy of tax bills
    • Copy of leases
    • Copy of home owner’s insurance bills or insurance agent contact information

Once you are pre-approved for a loan, contact us so we can start the property search.  The Miamism Sales Team is always ready to help!



Throwback Thursday – Football Sandwich Shop in Miami #TBT

By: Ines Hegedus-Garcia on November 6, 2014

Throwback Thursday brings one of our first restaurant articles published on – this one dating back to June 2007.  What’s amazing is that Doug is still there with his great smile and service and the sandwiches are still delicious!!  **And please don’t call us to place orders**

Have you ever driven by a really ugly looking place and you see that it is packed with cars and wonder if it is any good?

I mean absolutely no offense to the owners of The Football Sandwich Shop in Miami but they know that their pink building is everything but pretty – one thing is for sure though, everything I have ever eaten there is delicious!  The outside has no reflection on the taste of the food.


So heres the scoop.  This is a family owned establishment that has been in the same location ever since I can remember.  Their subs are to die for,  I always have a Steak Sub or a Turkey Sub, but they have everything from Grilled Chicken Phillys to Corned Beef and even Cuban Sandwiches.  They also have Deli-Sandwiches and are known as the ‘Home of the Zonker’ (Ham, Salami and Provolone Cheese).

The place is always Jam-packed and you can sit outside or in, can pick up through the drive through window and they even deliver.

The Football Sandwich Shop is one of those small town community places that you cannot miss.  You will always be greeted by one of the owners, everyone there is super friendly and always very attentive.  They are located just South of Miami Shores and El Portal on Northeast 2nd Avenue. (8484 NE 2nd Avenue – 305-759-3602 and 305-756-7996).

If you go by, dont forget to say hi to Doug or Dick – one of them is bound to be there – they give the place a special touch.


Did I make you hungry yet?  The Football Sandwich Shop – ‘Home of The Zonker’…another MIAMISM .

Contact the Football Sandwich Shop directly at:  305-759-3602 and 305-756-7996 – It’s been a running joke between Doug and us that people are calling us to place orders.


Miami Shores Real Estate Market Report for October 2014

By: Ines Hegedus-Garcia on November 3, 2014

Miami Shores Homes – Real Estate Market Report

Miami Shores Real Estate Market Reports by

There are currently 74 Miami Shores homes for sale: (5 less than last month)

  • Highest priced listing is $5,995,000 (1600 NE 103 St:  6 bedrooms / 5 bathrooms / 2 half baths, 6,733 sq.ft. of living space on 20,534 sq.ft. lot – directly on Biscayne Bay)
  • Lowest priced listing is $290,000 (10804 NW 2 Ave) **House needs lots of work
  • Pending Sales (Properties under contract): 40 (1 more than last month)
  • Closed sales in September: 15 (same as than last month)

The 15 Miami Shores homes sold in October ranged from $230,000 for a bank owned foreclosure at 190 NW 100 Terrace, to $960,000 for historic Robert Law Weed home located at 893 NE 96th Street. There were no waterfront homes sold in October and the average price per square foot for sold homes was $243 which was considerably higher than September’s average of $235 and this year’s average of $223.

The lowest price per square foot sale in October was $143 for a fixer upper at 102 NE 106th Street and the highest was $310/sq.ft. for the meticulously updated home at 280 NE 95th St.

We are still in the “high market” until the end of November, the question is always how much will the market slow down during the holidays and how it will pick up again in January.

Call us for a listing appointment.

And if you want a quick automated value of your home, click on this link (you will need an email address to get the report and we do not share our emails or spam you).


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

For information on an off-market property in Miami Shores, please contact us directly – bay front lot for sale for $2.5 million with approved site plan by the City of Miami Shores.  It is not in the MLS

COMING SOON!!  Take a look at this gorgeous 2 bedroom / 1 bathroom home in Miami Shores with impact windows, 10-year old roof, new drain field and plenty of charm.  It will be priced at $300,000 – call us for more information.

Miami Shores For Sale - coming soon


Mid-Century Modern Restoration in Miami Beach Coming Soon!

By: Ines Hegedus-Garcia on November 2, 2014

I was lucky to be able to tour an amazing restoration project of a mid-century modern home in Miami Beach that will be listed for sale in the next month or so.  Not only did I get the lowdown directly from the developer, but the project architect, Robert Gallagher, was there as well to explain their concept, vision and process.

This Miami Beach home had only one owner before the investment group purchased it with the intention of re-designing it.  Gallagher’s challenge was to retrofit the home to current 2014 lifestyle standards while at the same time staying true to the original architecture.  Not an easy task, but I can tell you that there is nothing like working with great bones!  The clerestory windows throughout, hints of original curved walls, and the scale of the spaces is what gives the home a wow factor.

Miami Beach Mid-century Modern by RAM companies

Who is this real estate developer who defeats the common stigma of cheap finishes and fast turn-around for a quick buck?  I felt like I was talking to a mythical character, it was one of those “pinch me” moments where I looked around to see if everything was in fact real and not a dream.  Father and Son team (Howard and Todd Goldenfarb) from the RAM Companies, pride themselves in quality construction and have been managing and developing real estate for more than 3 decades.  Their projects vary from industrial, office, retail, historic restoration, to award-winning residential developments.  And when I asked Todd what all the projects had in common, he responded that quality was always their goal with fine attention to detail, landscaping, and most importantly, the finished product.

Miami Beach Mid-Century Modern Coming Soon

Miami Beach mid-century modern restoration

The home is situated in The Upper North Bay Road area of Miami Beach, we’re talking right across the street from bay front mansions and estates, in a very prestigious and quiet area.  The glass kitchen back-splash faces right into the private gardens of one of Barry Gibbs estates.  Talk about LOCATION!

Robert Gallagher went out of his way to make sure no detail was missed in this home’s architecture.  They converted the garage to  guest quarters, made sure Master bedroom was complete with his/hers closets, vanities, toilets and the end product is over 3,000 square feet of living space with 4 en-suite bedrooms and extra powder room for guests.  The living/kitchen areas are open with volume ceilings and incredible light – the focal area is a low modern gas fireplace that hides a TV den in a cozy, yet functional space.  I did not get a chance to see the limestone that will be used for flooring, but can’t wait to see the finished product.

The house has been designed with energy efficiency in mind. It’s also smart where lighting, sound and cameras can be controlled remotely from smart device.  And it’s also generator ready with quick plug-and-play installations.  The outside captures a beautiful balance between hard and porous surfaces and although the mature landscaping was not yet installed, it was sitting aside anxiously waiting to be part of the home.

One of my favorite features of this beauty is the cypress clad eyebrow car port in the front that extends to the property line.  Gallagher incorporated a sky-light by the front bedroom window so that the large overhang would not take light away from that room.  The product, together with the whimsical columns reminiscent of MiMO District, is pure awesome.  Timeless standards from the mid-century era, combined with contemporary finishes to fit our lifestyle will make the buyer of this property quite lucky.

I can’t wait to show you photos of the finished product.  Goldenfarb and Gallagher told me that their goal is to be able to collaborate with Poliform for staging and final presentation of their project.  That would be the culmination of a quality home with quality furnishings that will impress the pickiest buyer.

Needless to say, if you are interested in buying this property, please contact me.  The price tag will be under $3 Million, and well worth it.