4756 Alton Rd – Miami Beach, FL 33140

Listing Price $569,000

How do you describe a 1949 Miami Beach home that has impeccable vintage details and at the same time updated modern features, to create a perfect place to live? Here we have a home where the owner has identified and preserved key elements throughout and revamped the old and tired to come up with a complete package. If you like old and new in a nicely orchestrated space, this house may be the one.

The approach of the house will welcome you with private landscaping to a quaint porch area. You will be greeted by custom doors, original quarry tile, hardwood floors, soft stucco and spacious rooms. You will notice ample closet space atypical of the period, updated kitchen and private yard perfect for lap pool and urban garden space. MLS description reads:

Updated and meticulous 40′s great find!  A true 3-bedroom with den in the heart of Miami Beach.  Features include: custom doors, hardwood floors, master bedroom with sitting room, laundry room, new roof, fireplace, 1-car garage, privacy hedges, room for lap-pool, and more.   Close to golf course, schools, hospitals, doggie park, shopping, major highways and South Beach.  Come experience the best of Miami Beach.

As for practical items to note about this Miami Beach Home:  New Roof in 2007, new air conditioning ducts in 2008, complete set of hurricane panels, top of the line lighting fixtures and fans, working fireplace, custom doors, privacy hedges, laundry room, updated electrical system…and so much more.

Location is Mid Beach, one block East of Biscayne Bay and a 15 minute bicycle ride to the beach.  Close to downtown Miami and South Beach in a safe urban setting with not too much yard to take care of but enough to be green.  It is on Alton Road, a busy road, but don’t let that deter you, between the privacy hedges and actual design of the house, it will not make a difference.

Features:

• built in 1949
• 3 bedrooms + den / 3 bathrooms
• 2,030 sq.ft. of living space
• 6,000 sq. ft. lot (60′ X 100′)
• 1-car garage
• cbs/stucco construction
• new roof
• new electrical
• new a/c ducts
• central location

*property courtesy of Majestic Properties and Southeast Florida MLS*

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If you have visited a Miami Beach historic house with me you know how I light up.  The architect in me wants to jump out and point out every single historic detail, no matter how minute.  I can’t begin to tell you how many calls and e-mails we get from people wanting to know more about historic houses, or people thanking me for writing about window proportions, Historic Cuban Tile or Cuban Tile flooring.  (There’s even a Historic Homes category on the menu bar on the blog).

The fact is that Miami historic real estate is my specialty – many times I point out features that listing agents are clueless about and later thank me.

But I’m not writing this post to pat myself on the back or to tell you “If you are buying a historic home in Miami, call me!!” (although it would be that easy).  The purpose of this post is to help you be critical about the reasons you may be captivated by historic homes.

I see it all in this business – the person that walks into a gorgeous Miami Beach Mediterranean Revival Home and appreciates every nook and cranny, and those that get disgusted by the “old feel” and want to replace everything in site with modern features.  When showing a historic home, it is obvious who appreciates the home and who doesn’t.

So what is it you like about historic homes?  Is it the charm and character?  Is it the warm materials (textured stucco, hardwood floors, mill-work) Or is it just the look and feel of these properties?  Are you aware that Historic Properties are known to hold their value much better than other properties and have a particular public who recognize the value and are willing to pay for it?  Whether Mediterranean Revival, Art Deco, Tudor …..or whatever…….historic homes sell for more – I’m not making this up, the numbers prove it.

This doesn’t mean that these homes may sell quicker (although many times they do), it means that they sell for more than the average home.  There are certain neighborhoods in Miami that have historic homes:  Miami Shores, Miami Beach, Coral Gables, Miami Springs and Historic Morningside are the most known….but there are also hidden pockets with beautiful gems all around Miami……even where you least expect it.

Owning one of these old homes is not all fun and games either – with old homes comes a lot of work and sometimes problems.  From structural deflection (sagging beams), to old plumbing, to termite damage.  It’s time to think of the reasons why you may be attracted to these old homes, and if you are not interested in working with the “buying an old home package” while paying a premium, then it may be a good idea to skip these altogether.

Please note that I’m not a purist either – I believe in reaching a happy medium between restoration and modernization…..it’s doable, as long as you always respect proportions and materials.  Ultimately, you will be the one living in the house…..just think of resale value and don’t go butchering and altering the historical integrity without taking into consideration the consequences, which could include resale value.

Have a historic problem or an anecdote you want to share about a historic house?  Add it to the comments so everyone can pitch in.

*originally published on October 8th, 2008*

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Nothing like a client selling our services for us!  We just love loyal customers that keep spreading the good word about the way we handle Miami Beach Real Estate.  Looking back at difficult transactions and the obstacles we have to go through to get things accomplished is all worth while when you get an email like this:

I’ve copied real estate agent Rick Garcia who was a tremendous help with my condo. He’s effective and unlike most Realtors who will tell you anything just to get the listing, he is realistic and straightforward. I know the Miami market is still depressed, but if you are open to his ideas and pricing, then he will make every effort to get it sold or leased.

THAT’s what I’m talking about!!  We tell you time and time again that we don’t sugar-coat information, we don’t paint pretty pictures of current real estate conditions and we tell it like it is.  It’s the number one reason our clients recommend us and come back again and again.

We are dedicated to your success, whether buying or selling Miami Beach homes or condos and will go above and beyond so you keep coming back for more.

Thanks Chris for the awesome referral, totally made our day!

*originally posted on January 31, 2010*

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Seth Godin does it again asking “Where have all the agents gone“?  – In this world of intermediation and educated consumers it is an excellent question to ask.  If the middleman brings no value to a transaction, then there is no need for him.

With regards to Miami Beach real estate we deal with many types of consumers – the consumer that believes that buying  real estate is only about finding the property and making an offer (obviously that consumer has little use for a Realtor) – and the consumer that finds an agent that brings so much more and represents their best interest without a doubt.  There’s also the real estate seller that believes they can do it on their own by putting a couple of ads on-line and a sign in front of their house (again….that seller does not need an “intermediator”)….although a lot of these “do-it-themselfers” come to us for help after they give it a try.

But a lot of people, because of Internet Marketing and this age of Social Media, believe that some of us do bring value to a transaction and do think it is worth paying a commission and trusting the sale and purchase of their Miami real estate to knowledgeable Realtors who will take care of every aspect of the transaction and will go above and beyond the call of duty.

Think about how anonymous the typical real estate broker is. He will sell almost any house or represent almost any buyer. When selling a house, he has a fiduciary responsibility to represent that house to the best of his ability. Just like every other broker. The great real estate brokers do far more than this.

We do not criticize those that don’t need our services and want to do it on their own – on the contrary, we give them credit for their willingness to take risk – but we give our undivided attention to those that trust us with their investments and value our services.

Love this quote by seth:

When markets change, agents can lead the way, not follow along grudgingly.

So ask yourself the next time you buy or sell Miami Real Estate – will my Realtor add value to a transaction?

**originally written and posted on March 17th, 2009**

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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!

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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**

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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:

• High textured stucco walls
• Open beamed ceilings and grand living rooms
• Quarry tile and hardwood floors
• Wood casement windows with copper screening
• High ceilings
• Formal spaces (formal living and dining rooms)
• Smaller rooms and smaller closets
• Archways – separate cottages and carports
• Perimeter walls
• 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
• Sometimes linoleum in the kitchen
• Bathrooms are less decorative
• Usually have steel casement windows

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
• Large bedrooms
• 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?

*article originally posted on April 6th, 2008*

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Here’s the scenario, you are buying a Miami Beach home with a septic system and logic tells you to have it inspected – pretty straight forward up to now.  So you ask your Realtor to recommend home inspectors and you do a bit of research on your own.  You finally hire a home inspector and find out that they have to subcontract the septic inspection and you figure everything is fine….this is when it starts getting hairy.

How do you know that the subcontracted company is legit?  Better yet, how can you guarantee that they will perform an objective inspection and will not damage anything in the process?  How do you make sure that the septic company you hire will do the necessary research to locate the system and will not break a lid or destroy landscaping or God forbid be respectful of someone else’s property?

It happens to us too often and no matter how we try to foresee problems, something really wrong always happens.

• From the company telling you that the system is damaged just so that they can get the gig <<<conflict of interest!
• To inspector showing up unannounced, digging up half the yard, damaging lids and then claiming system is not working properly
• To them knowing ahead of time system is older than “customary-life of septic systems” and making you pay for an unnecessary inspection that they know they will fail regardless of condition.

The list goes on an on, sadly, everyone looses, whether you are the buyer or seller of the property.  I still have not come up with a solution to this problem, and I’m sure there are reputable septic inspectors out there (just have not met them yet).  The closest suggestion I have is to first make sure that you sign an agreement with the inspector assuring them that no matter the findings, they will not be performing the job (that should cut out the conflict of interest).  Second, make them sign a release in case they damage the tank in the process (this may not be an easy task).

The easiest solution is to educate yourself about septics.  How much will it cost to replace tank and drain field?  What are the signs of a non-functioning or failing septic without even having to open lids to visually inspect?  When do you have to become concerned about a septic system?  If a septic system has a “said” life expectancy of 15 years, how come we see 50 year old septics in perfect condition?  If a septic system is supposed to be pumped out every few years, how come we see septics in perfect working condition that have NEVER been pumped out?

In my opinion, the whole septic industry is very wishy washy, and there are no objective and/or proven expert opinions out there.  The basic truth is that septics are fairly inexpensive, are low maintenance, and usually easy to fix.  There are tale tale signs that a septic is failing when a home is occupied:  sewer smell, constant backed up toilets, collapsed lids or holes in yard.  An empty house is reason for concern, but not the end of the world either.  So think about who you hire to inspect and think twice about inspecting – you may be doing more damage than good in the end.

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Aroma: Miami Real Estate’s 5th sense

Miami Beach Home Inspections Continued

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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*

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Why would you need a REALTOR? really?  Have you ever questioned the need of an third party in a real estate transaction?  The only parties you really need are a willing seller and ready and able buyer….the rest of the intermediaries only cause problems, right?

The answer is yes if you live under a rock where local rules and regulations as well as national mandates don’t ever interfere with your life.  The point is that there are “specialists” and “professionals” in every field.  They are there to make the process easier, to diminish pressure and carry out tedious roles.  Of course you don’t really need them, the same way you don’t need a receptionist to answer the phone, a secretary to file your paperwork or an accountant to file your taxes.

If you are a “do it yourself” type of person, a control freak, incapable of delegating and one that gets off on dealing with mundane and aggravating issues, please don’t even call a REALTOR.  We totally encourage you to do it yourself, you will be wasting everyone’s time in addition to not getting things achieved your way.  Please don’t expect a cut on the other agent’s commission though – doing it yourself, will just mean that the other guy will make more money – guaranteed.

Now…if you appreciate the knowledge and experience of those are immersed in the business.  If you can see value in working with those that  have learned the intricacies of real estate transactions and the local nature of the real estate market.  And if you believe that they will be able to guide and make useful recommendations throughout the process, then you will definitely need a REALTOR.

The reason I’m writing this is because we get approached by 2 types of clients on a daily basis:  those that will never value our expertise and will constantly question our worth, and those that will not even question our involvement and will be happy to compensate our time.

Obviously, we only work with those that value our time and knowledge.  We cut out the noise, get to the point, and help you achieve your Miami Beach home buying needs.

Miami real estate transactions are rarely easy and there are always obstacles either in inspections, title work, coordination, deadlines, contingencies or whatever else – even cash transactions can have problems.  We are here, as your Realtors, to address those problems and will have your best interest at hand.  We are pro-active and will anticipate problems before they even occur and will ultimately, help you achieve your home buying needs.

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