You’ve heard about the LeBron effect.  You also recognize that buying near the Heat Stadium can be an amazing opportunity now that The Three Kings (LeBron James – Chris Bosh – Dwyane Wade),  will rule the NBA  <<I just want to make clear that if that sounds cocky, it’s because IT IS!!

Keep in mind that The Heat’s home opener game will be Friday October 29th (although they begin their 2010-11 season on Tuesday October 26th at TD Garden against the Boston Celtics….playing against none other than….ex-heat player SHAQ WHO?)

So what are your choices?

The obvious choices are right across the street from the Miami Airlines Arena with:

• Marina Blue
• 900 Biscayne Bay
• Ten Museum Park
• Marquis

The not so obvious choices are a bit further North in the Performing Arts District with buildings like 1800 Club.  Or you could go South into Downtown Miami, Brickell or even Brickell Key. The beauty of the area is that you have the Metromover to take you back and forth from the arena – free, clean, and functional public transportation in Miami (I never thought I would say that, but you have to see it to believe it).

Either way….we’re here to help – especially when buying bulk (we have the inside when dealing with Miami developers).  And did I mention there’s a price range for everyone…seriously, don’t miss out.  It’s unlike me to write such pitchy articles, but the calls from people wanting to be near the Miami Airlines Arena are crazy!

Related Articles:

This is a Miami Real Estate Market Report for July 2010.  We have talked about evidence of a recuperating real estate market in certain areas of Miami – unfortunately, some home owners interpret this to mean that they can list their homes at unrealistic prices.  This usually causes a set back in the recovery, especially because there are always Miami Realtors out there willing to take the listing at any price.  Please keep in mind that having realistic expectations is crucial to buy and sell a home in this market, especially if you really need to sell.  Put your egos aside, look at the numbers and don’t be irrational and unreasonable….it’s not rocket science.

Miami Shores Real Estate Market Report

There are currently 115 Miami Shores homes for sale (3 less than last month):

• Highest priced listing is $3.250 million (bay front home located at 1480 NE 103 Street – brand new amazing new listing)
• Lowest priced listing is $79,950 (bank owned foreclosure located at 274 NE 108th St with “ca$$$h only! due to conditions of home” warning)
• Pending Sales (Properties under contract):45 (4 more than last month)
• Closed sales in July: 10 (same as last month)

The 10 Miami Shores homes sold in June were the following:

• 249 Grand Concourse – listed for $649,000 and selling for $605,000 (active since June 09 with starting price of $799,000 and a few reductions)
• 1217 NE 100th St – listed for $459,000 and selling for $459,000 (under contract in less than a week and closing in 2 months)
• 41 NE 107th St – listed for $449,000 and selling for $430,000 (Active since February 2010 with starting price of $499,000 and selling in less than 5 months)
• 136 NW 96th St – short sale listed for $369,000 and selling for $347,000
• 10666 NE 11th Ave – listed for $349,000 and selling for $315,000
• 40 NE 105th St – short sale listed for $279,500 and selling for $265,000
• 68 NW 97th St – listed for $279,000 and selling for $270,000 (active for $345,000 since August 2009)
• 68 NW 100th St – Bank Owned Foreclosure listed for $275,000 and selling for $225,000
• 14 NE 108th St – listed for $260,000 and selling for $250,000
• 9302 NW 2nd Ct – bank owned foreclosure listed for $148,500 and selling for $141,000

Price per square foot is slowly increasing in Miami Shores, distressed property inventory decreasing with “blow out” deals being homes priced for land value only because of condition of home…and only a couple of those left.  80% of the pending inventory (listings currently under contract waiting to sell), are distressed sales (meaning short sales and foreclosures).  A recuperating market also means that some sellers will think it’s the perfect opportunity for them to overprice their homes….those are the ones that will sit on the market without selling.  Please note from the closed sales, that the homes that sell quickly are the ones that are priced competitively.

Bay Harbor Islands Real Estate Market Report

There are currently 17 Bay Harbor Island Homes for sale: (2 less than last month)

• Highest priced listings is for $3,800,000 (10340 W Broadview Dr)
• Lowest priced listing is $679,500 (1210 103 St – Active since January 2009 with starting price of $915,000)
• Pending Sales (properties under contract):3 (1 more than last month)
• Closed sales in July: 0

No sales in July either with only 3 home sales this year in Bay Harbor Islands. The 3 Bay Harbor Island Homes currently under contract are:

• 9641 Broadview Te – pending since 7/20/2010
• 1311 95 St – pending since 01/02/09  (this is obviously a broker not checking their MLS)
• 9825 Broadview Te – pending since 5/01/2010

Surfside Real Estate Market Report

There are currently 59 Surfside homes for sale: (8 more than last month)

• Highest priced listing is $5,900,000 (1249 Biscaya Dr – 100 feet of water frontage on 15,000 sq. ft. lot)
• Lowest priced listing is $279,000 for the home located at 8858 Harding Av (Short sale on a really busy street)
• Pending Sales (properties under contract): 10 (4 less than last month)
• Closed sales in July: 1 (2 less than last month)

The 1 Surfside home sold in July was the following:

• 8927 Byron Ave – short sale listed for $475,000 and selling for $390,000 (this home had been active since November of 09 with original listing price of $490,000)

6 of the 10 properties currently under contract are distressed sales (short sales and/or foreclosures) – this high percentage usually demonstrates the end of the distressed cycle and a recuperating market.  The single-home inventory available in Surfside still shows quite a bit of overpricing, which should be corrected in the next few months if those owners really want to sell.

There are currently 147 Surfside Condos for sale: (10 more than last month)

• Highest priced listings: $2,400,000 a 3/3.5 at Azure Condo unit 407 and $2,400,000 for a 3/3 at Solimar Condo unit 1207/6
  

• Lowest priced listing: $90,000 for a 1/1 short sale at Sunset Condo
  

• Pending Sales (properties under contract):26 (5 less than last month)

• Closed sales in July: 8 (same as last month)

The 8 Surfside condo sales in July were the following:

• Champlain Towers – 8777 Collins Av #510– listed for $650,000 and selling for $625,000
• Azure Condo – 9401 Collins Av #901 – listed for $498,000 and selling for $450,000
• The Waves Condo – 9455 Collins Av #603 – listed for $349,000 and selling for $330,000
• Surfside Towers – 9511 Collins Av #1110 – listed for $259,999 and selling for $235,000
• Spiaggia Ocean – 9499 Collins Av #507 – listed for$224,900 and selling for $210,000
• Four Winds Condo – 9225 Collins Av #905 – listed for $199,900 and selling for $185,000
• Regent Palace Condo – 9309 Collins Av #3 – listed for $139,900 and selling for $125,000
• Sunset Condo – 9248 Collins Av #205 – listed for $91,000 and selling for $81,100

Surfside Condos sold in the month of July were in the lower end of the condo inventory with only 2 of those being distressed (Spiaggia and Sunset – foreclosures).  Surfside Condos will surprise a lot of our picky buyers because you can find luxury and gorgeous views in beautifully maintained boutique style buildings and maintenance fees are manageable – it’s a perfect place for second home buyers.

Fisher Island Real Estate Market Report

There are currently 120 Fisher Island Condos for sale: (5 more than last month)

• Highest priced listing: $30,000,000 for an exclusive Oceanside 5/5.5 home with artwork and all!
• Lowest priced listing: $190,000 for a studio at Marina Village
• Pending Sales: 7 (3 less than last month)
• Closed sales in July : 2 (2 less than last month)

The 2 Fisher Island condo sales in the month of July were the following:

• Palazzo Del Mare – 7183 Fisher Island Dr – listed for $3,900,000 and selling for $3,200,000
• Palazzo Del Mare – 7182 Fisher Island Dr – listed for $3,200,000 and selling for $2,750,000

Here we are seeing, once again, a huge disparity between listing and sales price – with a $700k reduction in one and $450k in the other.  Most don’t realize that Fisher Island makes the perfect second home for those that like and need privacy…selling at a loss is not a problem as long as both parties are reasonable with terms and conditions.  There are deals to be found and incredible opportunities out there, but you need to know how to handle them and cannot be arrogant about the transaction (absurd to think that arrogance can kill a real estate deal no?).

Aventura Real Estate Market Report

There are currently 1433 Aventura condos for sale: (18 less than last month)

• Highest priced listing: $12,000,000 for a 5/6 at Porto Vita
• Lowest priced listing: $45,000 for a 1/1 short sale at Point East (a 55+ community)
  
• Pending sales: 288 (8 less than last month)
• Closed sales in July: 70 (3 less than last month)

The highest Aventura condo sale in the month of July was for the 3 bedroom, 3.5 bathroom residence at Atlantic I at The Point – 21200 Point Pl #2104 – a professionally decorated unit by designer Male-Cahlin – listed for $1,350,000 and selling for $1,200,000

The lowest Aventura condo sale in July was for the 1 bedroom, 1 bathroom foreclosure at The Commodore Plaza.  It was listed for $67,200 and selling for $63,500.

We were quoted by The Miami Herald this past week with regards to the Aventura Condo Market saying the following:

I can tell you that Aventura is lagging a bit behind when it comes to a recuperating market. If you take a look at the monthly real estate market reports I do for the Aventura area, you will see that there is still quite a large percentage of distressed sales (meaning short sales and foreclosures) listed for sale – making up about 25% of the sales inventory.

In the last few months, the amount of distressed inventory has remained the same, but we can expect this number to start decreasing in the next 4-6 months if it follows some of Miami’s “recuperating” areas.  Also note that of the currently pending contracts, or condos under contract, about 65% of those are distressed sales (that number has also remained steady in the last few months).

**all information obtained from the SouthEast Florida Multiple Listing Service**

Related Articles:

People constantly ask me what type of Miami Real Estate or Miami Beach Real Estate I specialize in – is it price range? Is it an area? Is it residential real estate or commercial real estate?  Well…..the answer is any real estate in Miami Beach or Miami’s Biscayne Corridor that is architecturally relevant.

A puzzled look usually follows – what in the world is Architecturally Relevant Real Estate? And why would you specialize in that?

It is common knowledge that if you do what you love, you will be good at it.  If you find your passion and what makes you tick, not only will you enjoy your job, but you will rock at it.  That’s the answer.  I am an architect and light up when I walk into good space, no matter the scale.

Sketch by architecture master Le Corbusier

Whether it is a Miami Beach Luxury Home or a modest Design District Loft – when a space is well designed, following common proportion and context principles, it makes a huge difference.  I was just discussing this past week with clients that just bought a Midtown Condo, how a space doesn’t have to be gaudy or extravagant to be good – there’s a fine line between modest architecture and trendy design that makes good real estate pure and timeless.  Our best clients appreciate good architecture and have a discerning eye – they don’t go for the price just because and can see beyond superficial selling techniques.

Tomorrow we will list a modest MiMo home in Miami Shores designed by well-known mid-century architect, Ungaro.  The house has been owned by the same family since it was built, has not been butchered and although it needs a new roof, electrical, plumbing and central air conditioning – has all the great features of a mid-century home:  from Terrazzo, clerestory lighting and pitched roof.  This house will only be appreciated by someone that knows architecture and will be willing to go through the restoration process.

I love Miami because we have a little of everything and I have so much fun with its eclectic architecture.  Historic Mediterranean Revival homes give me goose bumps, as do South Beach Art Deco lofts.  We have unbelievable talent from Chad Oppenheim to Arquitectonica and Miami Beach Luxury Condos have come a long way from the days of Alfred Browning Parker or even Morris Lapidus.

I have to admit that I find some buildings boring, but sometimes location and views make up for it.  Unfortunately for you, I will be brutal about the “un-architecture” of the space…..if there’s such a thing.  Bottom line, I have fun when I show properties – if you are looking for boring “here’s the kitchen, there’s the bathroom”….I will do you absolutely no good.  We are not your everyday, run-of-the-mill Realtors, our clients tell us so and we look forward to creating new relationships and experiences with every single person we meet.

**Update:  since I first wrote this article, on November 16th, 2008, the Miami Shores MiMO home was purchased by a couple that loved the architecture and was able to see past the work the home needed…they are doing a beautiful job with the restoration and complimenting existing details with new addition**

Related Articles:

We all know Miami Beach Condos have awesome views, but why do so many South Americans and Europeans buy in Brickell?  For one, the views are just as amazing (some may even say better), and you have the incredible Brickell night life.  But most of all, location is beyond convenient with proximity to everything, including downtown Miami, airport, Coral Gables and Key Biscayne.

In the 80′s, there was a South American Brickell Condo craze and that died down with all the economic and political issues we don’t like to discuss here in Miamism – if you want politics….Miamism.com is NOT the place   Somehow Ugo Colombo had a vision when he decided to build The Bristol Tower and later Santa Maria Condo – and I’m happy to say….. BRICKELL IS BAAAACK!!

Here are 2 incredible examples of Brickell Condos with those Amazing city and Bay Views that take you all the way to Miami Beach and beyond – both by Ugo Colombo, with my expected commentary on design.

Santa Maria Condo – 1643 Brickell Ave #4702 – Miami, FL  33129

Listed for $5,250,000

Santa Maria is another Ugo Colombo Brickell Condo.  When everyone thought he was crazy for building his white towers, he was just fattening his already hefty wallet.  I have to admit that the scale of the building bothered me a bit at first and the proportion of the common areas with regards to the actual density of the building were off quite a bit, but the amenities and undeniable comfort of this tower are worth its price.

This 47th floor penthouse has over 2,000 square feet in terraces with views of the city and Biscayne Bay – but don’t take my word for it, just look at the photos.  The MLS description reads screams in all caps:

STUNNING VIEWS FROM THIS 47TH FLOOR 5 BEDROOM, 6 BATHS UNIT AT SANTA MARIA.  UNIT HAS MARBLE FLOORS AND WOOD FLOORS THROUGHOUT, EXPANSIVE TERRACES WITH EAST VIEWS OF KEY BISCAYNE, BAY AND MIAMI BEACH AND WEST VIEWS OF DOWNTOWN MIAMI, COCONUT GROVE AND CITY SKYLINE. UNIT HAS NEUTRAL TONES AND HAS BARELY BEEN LIVED IN.

Condo features:

• 6,300 sq.ft. of living space
• built in 1997
• 5 bedrooms / 6 bathrooms / 1 half-bath
• 3 parking spaces
• valet parking
• marble and hardwood floors
• boat dock available
• Maintenance fees = $4085/month

The Bristol Tower – 2127 Brickell Ave #702/31 – Miami, FL 33131

Listed for $3,950,000

Here’s an iconic building that set the pace for the rest of the new developments on Brickell.  I was a bit upset about the phallic quality of the building when it was first erected (no pun intended).  It was a skyscraper in the middle of Brickell’s residential towers!  Its placement was off and was destroying the scale of Miami’s Skyline.  The tower was cylindrical and interior spatial arrangement left a lot to be desired.  I visited a few penthouse units in 1993 before the building was finished (including El Puma’s unit) and all my architectural logic went out the window when I sat there mesmerized by the views.  I sat there in silence taking it all in and instantly understood that my architectural romanticism was less important than the experience of a space like that.

This particular condo is on a lower floor, which only means you are closer to the water level and although the views are not as broad, the ambiance of this residence is unreal.  MLS also screams in all caps:

SPECTACULAR 2 STORY ULTRA MODERN CONDO. THIS IS A UNIQUE 3-UNIT COMBO. VAST ENTERTAINMENT AREAS AND WRAP AROUND BALCONIES. ELEGANT ITALIAN DESIGN FEATURES AND FINISHES. DRAMATIC 2 STORY BAY-FRONT WINDOWS IN LIVING ROOM. LARGE GOURMET KITCHEN OPEN TO FAMILY ROOM. A MODERN MARVEL WITH EXQUISITE ELEGANT FUNCTIONAL SPACES.  INCREDIBLE VIEWS OF THE BAY AND THE TREE TOPS FROM EVERY ROOM. MAGNIFICENT DETAILS PERFECTLY EXECUTED. MAGNITUDE AND SCALE OF A LARGE FAMILY HOUSE WITH THE AMENITIES OF A LUXURY CONDO.

Condo features:

• 7,620 sq.ft. of living space
• 9 bedrooms / 6 baths / 1 half-bath
• 2-story residence
• 5 parking spaces
• built in 1993
• valet parking
• marble and hardwood floors
• maintenance = $5000/month

*information courtesy of Southeast Florida multiple listing service, Luxury Living Realty and Re/Max Elite Properties, Inc.*

Related Articles:

Sports celebrity Carlos Boozer, from Utah Jazz, sold his Coconut Grove Estate on June 15th at a loss of $800,000 (as per the MLS numbers) – Deseret News informs us:

But don’t take that to mean the Jazz’s unrestricted free agent power forward wouldn’t still love to play for the Miami Heat, in the city where he makes his offseason home.

Boozer previously has said he and his family were planning to move from the Coconut Grove area of Miami to nearby Coral Gables.

According to the MLS history, he bought the home for $6.3 million in May of 2007 and then put it up for sale for $8.9 million in September 08 with a price decreases in February 09 ($7.9 million) and then again July 09 ($6.9 million).  The final sales price was $5.5 million. The listing description reads:

Custom Mediterranean estate overlooking Biscayne Bay on quiet private street with gated entrance. Home has state of the art media room, smart house technology, security camera system, quality finishes and custom mill work throughout the home, gourmet kitchen featuring top of the line appliances with large eat in area open to terraces. Detached guest house with private entrance includes living, bedroom and private terrace. Bring your most selective clients for this special home.

As expected with any Miami Celebrity Home, the listing caused quite a buzz and appeared in many Luxury Home sites including Luxist and Big Time Listings.

Here are some photos of 3581 Crystal View Ct in Coconut Grove.

Related Articles:

Miami and Miami Beach locals seem to understand that not all Miami Beach waterfront real estate is the same, but instead of assuming, I decided to do a brief synopsis of the different types of waterfront homes in Miami Beach and Miami. Many relocating to South Florida think waterfront means “beach-front” – you have no idea how many calls we get from Europeans wanting a beachfront home when they really mean canal-front. It has to do with knowing the local landscape and also language idiosyncrasies – the type of waterfront has obvious implications on the price.

Miami Beach ocean-front homes

There are not many oceanfront Miami Beach homes – it is PRIME real estate! This type of waterfront real estate is the most exclusive and most expensive for obvious reasons (nothing like the Atlantic Ocean as your backyard)- A few beachfront homes can be found in a very small residential pocket South of Surfside called Altos del Mar and also Golden Beach – where the oceanfront homes will be everything but modest- talk about Miami Beach Luxury Real Estate! Otherwise, all other beach-front or ocean-front real estate will be condos.

Miami Beach Bay-front homes

The next best thing from beachfront is bay-front since you will have open bay views and more privacy (literally no rear neighbor and open bay views from your backyard). Miami Beach Bay-front homes are also not all created equal. You will find these in the Miami Side as well as the Miami Beach side. The only down side is the lack of protection from the elements, but that’s what insurance, good construction and proper weather preventive methods are for.

Miami Beach Canal front homes

There are many types of canal-front homes both in Miami Beach and Miami. Pricing of these will take into consideration many factors including: location of canal, type of canal, size of canal, location of home within the canal, etc.

• Wide canals

This is when the home is located on a canal but the the canal is wide and homes still have privacy – examples of these are homes on the South side of Hibiscus Island or North side of Palm Island, The Venetian Islands, Surprise Lake in Miami Beach, or Sabal Lake in Bay Point.

• Narrow canals

The word says it – you can see your neighbor across the canal, privacy is limited since you usually would have a fence and landscaping separating a backyard neighbor – in this case, you would have the canal and in many instances could see right in their backyard or home. This does not mean that canal-front homes are bad by any means, it just explains that there are many considerations when buying waterfront properties.  Other factors to consider with regards to canal-front properties are:

• navigable – if you have a boat, this is a good question to ask – some canals do not allow boats, others don’t have access to the ocean

• no fixed bridges – canal-front properties with direct ocean access and no fixed bridges are more expensive.  If you are contemplating buying a property and you know there are fixed bridges and you have a boat, make sure you know what the clearance of those bridges are in high tide to make sure your boat will be able to go through.

• deep canals – many canals are deep and can accommodate sail boats – if you are a sailor and want to purchase a canal-front home, you need to make sure the canal is deep enough for the draft of the boat.

• debris – some canals have dead ends and they have a tendency to collect debris which can often be an eyesore or even worse, bring a horrible smell.

More food for thought:

Location of the property – If you are a boater and hate idling in the no-wake zones for an extended period of time, consider where, within the intricate canal infrastructure of Miami and Miami Beach, the property will be located. Golden Beach and Eastern Shores for example has a long trajectory from their waterfront homes to the open bay and ocean where you can really crank up the engines and go at a descent speed – the same thing happens at Coral Gables. If you are a true boater, it would be a good idea for you to navigate those canals first.

Seawall and Condition – knowing a seawall can cost up to $1000 per linear foot – you should inspect the seawall with a good professional and possibly structural engineer.  Don’t discard Natural Coral Seawalls, they are known to have very strong structural qualities – but don’t take my word for it, ask any Structural Engineer.

Type of dock DERM will allow – looking at the adjacent neighbors’ docks usually gives you a good idea, but don’t always trust that – their dock may be “grandfathered in” or have some special circumstances that you don’t know about. Rule of thumb is that you can usually build a dock out 20% of the width of the canal, bay-fronts all have different requirements. A DERM inspector will sometimes be willing to visit the property prior to you buying the property, to assess it.

If you thought the Miami Beach Waterfront real estate market was not intricate, think again!

*original article posted February 28th, 2009*

Related Articles:

One of the best feelings in the world is clicking with our readers and establishing long lasting relationships that you can’t put a price on.  Selling Miami Beach real estate may sound like a glamorous job, but a lot of the time is filled with frustration and thankless tasks unless, of course, you are like Ken and Ritch.

Would you entrust the job of finding a home to someone you don’t get along with or worse yet, someone you feel skeptical about? Finding the right Realtor is no easy task, and it is, after all , a relationship business.  It takes research and asking the right questions to make sure you will find a professional that listens, puts your best interest before theirs, and never forgets your goals.

I should make Ken De Loreto and Ritch Holben permanent fixtures here at Miamism.com, you may have seen them in a couple of our Mojito Reviews and even confess that a lot of my articles have been inspired by them.

To add to their awesomeness, Home Miami Magazine featured Ken and Ritch in this month’s issue, in an article by Dawn Spinner Davis entitled “Living Light:  An Architectural Designer and his Partner Find Mid-Winter Solace in a Modern Midtown Condo”. (Too bad it’s the last issue of Home Miami, I always thought it was one of the best local publications out there with none other than Beth Dunlop as the magazine’s Editor in Chief….even if they cut me out of a couple of their articles … it’s all good).

Dawn starts by saying,

Ritch Holben and his partner Ken De Loreto have a fairy tale life:  successful careers, a lasting relationship and a 200-year-old farmhouse, lovingly restored, in the heart of the Massachusetts Berkshires.  With a penchant for horticulture and five exquisite gardens to prove it, the couple relish in their quaint country lifestyle.  Of course, the only downside to a quintessential New England existence is, as Robert Frost wrote, “the woods fill up with snow.”  And after a particularly difficult winter in 2009, Holben and De Loreto were seduced by the siren song of a warmer climate and found themselves in Miami.

So I decided to dig through my email archives to find the first communication I had with the dynamic duo, just to see if they had stuck to their original concept; to see if that sparkle of light they had before even setting foot in Miami, had come true.  I had such a huge smile on my face reading through the emails back and forth.  They both knew exactly what they wanted and were great at expressing their needs.  We clicked from the first communications and the rest is a very happy ending, but you be the judge.

If you’re to learn anything about this article – know that communicating your likes and dislikes makes to a very happy Realtor/Client relationship, but most importantly, leads to achieving your real estate goals in a more efficient and enjoyable way for everyone.

Things we like…

Loft, one or 2 bedroom  (flexible) , the more open and the more space, the better.   we are both well over 6′ tall, so height is great.

Something that is clean and modern, high rise may be ok, if its not cookie cutter…
Love the newer stuff in appearance, very clean, floor to ceiling glass, and all, but also have a soft spot for the classic 60′s-70′s stuff.

Terrace or outdoor space is imperative.
We do both cook.

A space for a home office would be good.  Ken travels for work, so something that isnt hell to get to the airport would be good.
Parking for at least one car.  Pool and workout room seem cool.

we have 2 dogs.  They are getting older, so may not be a real limitation, but we tend to like places that are at least dog-friendly…more european that way.

water is important…beach or bay, as we live in the beautiful wooded mountains here.
Design district, Blue, Neo…..Collins……dont really know Miami well at all  (only been to SoBe for new years….) so are open to advice….a neighborhood feel is important – walk for a coffee in the morning, not car-centric….

Things we dont like…

diagonal tile.
cookie cutter floor plans and lifestyle
dark and musty
bright, garish colors and ostentatious..

That first quote still resonates in my head “looking for a cool, interesting winter place – opposite of our countrified western Massachusetts main home…urban, modern, unique….”

TALK ABOUT A REALTOR’S DREAM COME TRUE!!

We went back and forth with listings, descriptions, information and then we had a blast looking at different areas of Miami and tearing different building projects apart.  They were sold on a Midtown one-bedroom unit with a wrap around balcony and just had to be patient with a very long and tedious short sale.  It was a designer ready unit, so they picked finishes, did tons of research to pick the perfect contractor and today the place is magical!

Dawn Spinner Davis again (I’m doing a huge injustice to the article by giving you only bits and pieces … maybe they will include it in their website).

Holben, an architectural designer, and De Loreto, a corporate sales and training consultant, were longing for something very much the opposite of what they already had…

Keeping the scale of the apartment in mind, the couple set out to find unique yet functional pieces.  “You have to make grand gestures to maximize a small space,” says Holben.  These gestures are everywhere.  The closet doors in the entry hallway have been replaced with panels of fabric printed to look like a birch forest.  When guests enter, they are greeted by a row of X-ray light boxes salvaged from St. Cabrini Hospital in Chicago, and they are encouraged to “sign in” on the film.  “It’s a form of functional, social art,” Holben says.

…

The couple now spend five months of the year here, flying south after idyllic white Christmases in the Berkshires.  They’re still in the honeymoon period – growing tomatoes on Lucite trellises on their wrap-around balcony – but their enchantment is showing no signs of waning.”

The best part of it all it not just the amazing place, life and home Ken and Ritch have created, but the gift of friendship they have so gracefully presented us with.  And their testimonial which I can’t read enough:

It is truly difficult to write a glowing testimonial for Ines and Rick. Why? Well, finding words that are strong enough without sounding clichéd, overused, or trite necessitates an unabridged dictionary. So, we’ll err on the side of simplicity. They rock!

From the first contact with Ines we were guided with care and compassion. The full story of our recent, successful purchase of a short sale condo in midtown Miami, while appropriate for the Halloween season upon us, is too long and harrowing to recount. However, throughout it all, Ines and Rick were there to keep us calm, encourage our patience, and close the gaps in our knowledge. For example, Ines’s clearly stating right up front that ’short sales are long and tough, but if you’re patient…’ kept us focused and realistic. She never ’sold’ anything to us, but rather let us buy. She never forced her perspective on us, but rather shared honest assessment and data for our consideration. She was professional, tireless, and real with us both face-to-face and long-distance. When tough economic reports in the news made us anxious, her insight and intelligence kept us balanced. The process took over five months…five months of little to no movement on the part of the seller’s bank, but not Ines. She moved! She was our advocate and communication link while the bank thought about the short sale, misplaced paperwork, thought some more, and passed our offer from level to level, operating as if heavily sedated. The only thing that made us stay with the short sale process, other than perhaps naivete, was the realistic hope that she continued to instill in us (and the desire for warm weather in the Winter, of course.) Completing the picture, Rick offered the detail, humor, and smarts that were needed to help us get the right mechanics moving. If the bank was going to slow this down, Rick and Ines ensured that we wouldn’t.

So, while we’re not ones to gush, in rereading what we’ve written above about Ines and Rick, we realize it’s nearly a love letter. So be it. It’s deserved. If you have any choice in the team with whom you work on your real estate search or transaction, the choice is clear and absolute: Rick and Ines. Period.

**all photos copyright© Ritch Holben **

Related Articles:

When it comes to Miami Luxury Condos, The 1800 Club is at the top of the list.  Its location is perfect with endless bay views that take your breath away.  It’s in the Performing Arts District, within walking distance to Bayside Marketplace, The Miami Airlines Arena, restaurants, cafes and nightlife.  Designed by Bermello & Ajamil, and although I’m not a fan of their architecture, the small design flaws are made up by the views, views and more views of Biscayne Bay, The Port of Miami and Downtown Miami.  The building is located across the street from Margaret Pace Park recently developed by the City of Miami with tennis courts, exercise stations and pedestrian walk-ways, basketball court, soccer fields, cricket fields, playground and barbeque facilities.  (because of the park, the views will never be obstructed).

The 1800 Club is an exclusive 41-story tower with 469 residences – full service with:

• concierge staff
• 24-hour valet parking
• mail room and package receiving desk
• 2-story-high recreational floor with Bayfront veranda
• heated pool
• state-of-the-art gym with spectacular views
• yoga/aerobics studio
• steam and massage rooms
• shallow pool area with chaise lounges and landscaping
• billiards room with large screen plasma tv
• party/events room

There are a number of different floor plans and options for every budget and living style.  From smaller 1 bedroom residences to 2-story townhomes and mixed-use lofts.  Although you would have the tendency to think that the units directly facing the bay would be the best ones, I have to tell you that it’s worth taking a look at the others as well – with spectacular terraces and great ceiling heights, the South facing residences are also stunning.

The 01 line is the Southeast corner of the building with rounded balconies and one of my favorite floorplans – These are 3 bedroom/3 bathroom residences with 2,189 square feet of living space and currently priced between $555,000 and $790,000 **new pricing!!

The 05 line is an open loft-style one bedroom / 1 bathroom residence with exposed ducts and direct bay views – these start at $174,500 to $205,000 **new pricing!

The 11 line had something I love, a covered terrace with amazing views – nothing like a porch to enjoy our South Florida weather – these are 1 bedroom residences with 1.5 bathrooms priced between $247,500 and $292,500. **new pricing! (The terrace alone is spectacular).

Majestic Properties has the left over inventory at The 1800 Club, the inside scoop is that prices were reduced over 30% and they are almost 70% sold and close to being Fannie Mae approved.  Majestic is also working on construction/lender financing with 20% down at a 5% fixed APR for 5 years and also will offer financing for foreign nationals with 30% down @6% APR for 5 years (which is unheard of!).

The noise in the street is that the developer is not very flexible with the current prices and buyers are choosing Quantum next door and other opportunities.  But I will be totally honest with you, if I was given the choice, 1800 Club is a superior building…..but that’s only my opinion and many may disagree with me.

**AFTERNOTE:  I can’t believe I forgot to mention this…..but…..can someone tell me what in the world was the developer thinking when he chose the finishes for the bathrooms?  Gold??  yes….gold fixtures??  GROSSNESS!!**

***UPDATE:  A lot has happened since April 29th, 2009 when this article was written.

• The developer is now flexible and has reduced remaining inventory to very reasonable prices.
  
• The 1800 Club is now FHA approved, requiring 3.5% down.
  
• There are incredible opportunities for investors with tenants already in place, so you can begin counting on the income the minute you close.
  

Contact us for inventory and pricing – now THIS is something worth sharing with you!

Related Articles:

I really love Forbes, really.

Miami recently made Forbes Most Miserable Cities List and now made it to Most Expensive American Cities List.  Maybe luxury and misery go hand in hand … hmmm.  Take a look at what Mark Riddix from Forbes says:

Imagine living on the warm, sunny beaches of Hawaii–or maybe you would prefer the majestic setting and ski slopes of Aspen, Colorado. While these idyllic locations are great places to put down roots, living there doesn’t come cheap. Let’s take a look at some of the most popular (and costly) places to live.

Here’s the order:

1.  New York City, NY

2.  Los Angeles, California

3.  Honolulu, Hawaii

4.  Aspen, Colorado

5.  Juneau, Alaska

6.  Miami, Florida

And yes, New York also made it to the Miserable lists – so I say we do a New York/Miami Expensive Misery Party to celebrate.  Seriously, the lists are totally not related (they say),  and in the words of the author,

As you can clearly see, happiness does not come cheap. While these places may be great to visit, living there on a full time basis could leave you flat broke.

I’m thinking Miami and New York will not make the best cities to visit But we did get a little love in the fashion, celebrity and real estate departments.

MIAMI - “The Magic City” is well known globally for its culture, fashion and entertainment. With stars like Shakira, Enrique Iglesias and Lenny Kravitz calling Miami home, the city has become the “it” place to live. Miami has not only increased in popularity over the past decade, but in price as well.

As the sixth most expensive city in the U.S., you will definitely pay for the beautiful waterfront property and the vibrant nightlife. Miami housing prices have dropped recently, but prices for groceries and public services are still sky high.

Related Articles:

Brickell Key Condos define urban living at its best. They sit within walking distance to Downtown Miami’s Financial District but in a private and secluded setting with parks, shopping and independent infrastructure.  Each Brickell Key condo has been carefully designed to include the best views of Miami, with Biscayne Bay on one end and The Miami River on the other.  Once you cross the Brickell Key Bridge and go past the security gate, you will feel like you are in a different world, one of luxury, privacy and safety and to think just a stone’s throw from Miami’s urban core.

I’ve always found this particular island curious because of the density and height of the buildings, but somehow it remains intimate.  How can high-rises off of Downtown Miami, located so close to each other, have a warm and hospitable vibe?  The landscaping certainly helps.  The fact that there’s a pedestrian trail on the perimeter of the island also makes a difference.  And let’s not forget the parks and green spaces that supplement the urbanity of the place.

But it can’t be perfect, right?  Of course Brickell Key has its negatives and as much as I would like you to put on rose-colored glasses, I need to keep it real.  Here’s the major negative – getting on and off the island!  Sometimes traffic bottlenecks at the entrance of the bridge on Brickell Avenue.  It is Downtown Miami after all.  The Brickell Avenue Draw Bridge, located just North of the island also has a busy schedule which contributes to the traffic. (But I love that bridge, and those of you that know that I did bridge aesthetic design work for DOT, will get my affinity with well designed bridges).

Here’s a little history on the bridge by The Brickell Homeowners Association:

At its northern end, Brickell Avenue is bounded by the Miami River that is traversed by the unique Brickell Avenue Bridge. The bascule Brickell Avenue Bridge occupies an exceptional place in the inventory of the Florida Dept. of Transportation in that its design was the subject of an international competition and it is adorned with the bronze sculptures of Cuban master sculptor Manuel Carbonell. The centerpiece of Carbonell’s Brickell Bridge work is the Tequesta Indian obelisk that rises 36 feet over the bridge and depicts at its apex a Tequesta Indian family and around its base a bronze narrative of Tequesta Indian village life. Other sculptures on the bridge are Carbonell’s beautiful bronze renderings of Florida flora and fauna, and four bronze bas reliefs of the Florida pioneers, William and Mary Brickell, Julia Tuttle, Henry Flagler and DA Dorsey, and Marjorie Stoneman Douglas.

Funny thing is that there are no more negatives (but feel free to enlighten me if you disagree).  People choose Brickell Key because they want condo living, and they want the convenience of its location.  Those same people expect traffic in the downtown area of a metropolitan city like Miami.  It’s not unusual to see people “upgrade” or “downgrade” within the island, but they are loyal to the lifestyle the island provides.  With that said, Brickell Key has not suffered as much as the other Miami condos in the area – its real estate has remained solid.

Brickell Key amenities include a market place, dry cleaners, beauty salon, restaurant, children’s playground, walking path around the island, park on the South End, and let’s not forget The Mandarin Oriental Hotel (with Azul, Cafe Sambal, M-bar and renowned Spa).

There are a number of Brickell Key Condos on the island and each has its own private amenities (from valet-parking, concierge, swimming pools, spas, gyms, racquetball,  tennis courts, billiards, and more):

• Brickell Key One (built in 1982)
• Brickell Key II (built in 1991)
• Isola Condo (built in 1990)
• St. Louis Condo (built in 1995)
• One Tequesta Point (built in 1995)
• Two Tequesta Point (built in 1999)
• Three Tequesta Point (built in 2001)
• Courvoisier Courts (built in 1997)
• The Courts Brickell Key (built in 2002)
• Carbonell (built in 2005)
• Asia (built in 2008)

Here’s an example of a Carbonell Condo with views, interiors and common areas:

Search for Brickell Key Condos:

*top photo courtesy of constant.wanderlust on flickr*

Related Articles: