Miamism» For Sellers http://www.miamism.com miami beach real estate Fri, 19 Mar 2010 13:42:37 +0000 http://wordpress.org/?v=2.9.2 en hourly 1 Top 3 Most Expensive Miami Beach Condo Sales – February 2010 http://www.miamism.com/top-3-most-expensive-miami-beach-condo-sales-february-2010/ http://www.miamism.com/top-3-most-expensive-miami-beach-condo-sales-february-2010/#comments Mon, 15 Mar 2010 02:00:24 +0000 Ines Hegedus-Garcia http://www.miamism.com/?p=3438

There were 111 Miami Beach Condos sold in February ranging in price from $33,500 for a bank foreclosed Normandy Island studio, to a $3.25 Million South Beach Condo at The Continuum.  Curious how the lowest Miami Beach home sold last month was also in Normandy Island, it’s definitely the place to go for good deals, but many Miami Beach purists don’t even consider Normandy a part of the beach … go figure.  No surprise that 2 of the 3 highest sales were South Beach Condos – South of Fifth properties historically bring the best investment proposition.

February’s Most Expensive Miami Beach Condo Sale

Continuum South Beach:  50 S Pointe Dr #1001/8 – Miami Beach, FL 33139

Listed for $3,500,000 and sold for $3,250,000 on 02/01/2010

The Continuum South Beach keeps bringing us the highest monthly sales (with last month’s highest Miami Beach Condo Sale at $3,482,400).  I personally like the first tower better, but who am I to judge?  The amenities are out of this world and remember that it is the only high-rise South of Fifth that is directly on the ocean.  This particular residence was listed originally for $4,799,000 in February of 2009.  The MLS description says the following:

Spectacular sweeping direct ocean and South Beach views from this 4/4 corner residence with 4 terraces and 4 parking  spaces (2 valet + 2 assigned). Private elevator and foyer, 10 ft ceilings, hurricane glass floor to ceiling windows, marble floors throughout, superior finishes & appliances.  Live in paradise on 13 oceanfront acres at the southern most tip of South Beach with spa like amenities, world-class gym, 3 pools with pool side dining and 3 tennis courts. The Continuum is the preferred luxurious ch

(I guess the MLS ran out of space…..we will never know what “ch” means)

Features:

  • Built in 2008
  • 3,497 square feet of living space
  • 4 parking spaces (2 valet + 2 assigned)
  • 4 bedrooms / 4 baths
  • marble floors
  • beach views
  • maintenance fees $3906/month

February’s Second Most Expensive Miami Beach Condo Sale

Apogee South Beach:  800 S Pointe Drive, #702 – Miami Beach, FL 33139

Listed for $3,600,000 and sold for $3,200,000 on 2/10/2010

Apogee is known as the most expensive address when it comes to South Beach condos – This particular residence selling at $1,031 per square foot.  It had been listed since November 2009 for $3,950,000 with a few reductions and a nice final sale.  The view of South Pointe Park, Fisher Island and Government Cut is beyond amazing.  The MLS description reads (yes in all caps):

APOGEE-THE MOST EXCLUSIVE NEW ADDRESS IN SOUTH BEACH. AMAZING VIEWS OF THE BAY, FISHER ISLAND, DOWNTOWN SKYLINE, PORT OF MIAMI, AND THE ATLANTIC OCEAN! 300K IN UPGRADES-CRESTRON CONTROL-TRIAD SURROUND SYSTEM – THIS HOME HAS THE GOURMET KITCHEN ON THE SOUTH SIDE WITH BREATHTAKING WATER VIEWS. BEAUTIFUL SUNKEN TUB AND STEAM SHOWER IN THE MASTER BATHROOM SUITE. ONE OF THE FEW UNITS FINISHED WITH BEAUTIFUL 3′X 3′ ITALIAN MARBLE FLOORS. BRING YOUR PICKIEST CLIENTS AND MAKE AN OFFER ON THIS UNIQUE HOME!

Features:

  • 3,103 square feet of living space
  • 2 parking spaces
  • 3 bedrooms / 4 bathrooms
  • bay views
  • Marble floors
  • custom surround sound system
  • Built in 2008
  • Maintenance fees $3,810/month

February’s Third Most Expensive Miami Beach Condo Sale

One Thousand Venetian – 1000 Venetian Wy #801/03 – Miami Beach, FL 33139

Listed for $1,699,000 and sold for $1,500,000 on 2/12/2010

This condo unit had been listed since November of 08 starting at $3,950,00 and also showing for rent at a monthly rate of $14,900.  One Venetian happens to be one of those Miami Beach condos that people love because of the views – yes it’s an older building, but location is convenient (minutes from Downtown Miami and South Beach) and views, views and more views!  MLS says (in caps also – I guess they had to scream to see this baby):

THIS HIDDEN PEARL ON AN ENTIRE PRIVATE FLR BACKS TO AN AMAZING WATERFRONT OFFERING SERENE PRIVACY & VIEWS. THE STUNNING HOME’S 3,840 SQ.FT. 5BD/4.5BA. TWO APARTMENTS W/4 COVERED PARKING SPACES PROVIDE THE PERFECT SETTING FOR MIAMI LIVING. 1,680 SQ.FT. OF TERRACES IS DESIGNED FOR OUTDOOR ENTERTANING W/DIRECT WATER VIEWS,DOWNTOWN MIAMI,& NORTH TO BISCAYNE BLVD. YOU’LL APPERCIATE THR LRG OPEN FAMILY RM-FORMAL DINING AREA. EAT-IN KITCHEN & APPOINTED GRAND MASTER STE. NESTLED BETWEEN MIAMI BEACH & DOWNTOWN MIA

Features:

  • 3,840 square feet of living space
  • 1,680 square foot terrace
  • 5 bedrooms / 4.5 bathrooms
  • 2 parking spaces
  • bayfront condo
  • marble and tile floors
  • Maintenance fees $2586 per month

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

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]]> http://www.miamism.com/top-3-most-expensive-miami-beach-condo-sales-february-2010/feed/ 0 Top 3 Most Expensive Miami Beach Home Sales – February 2010 http://www.miamism.com/top-3-most-expensive-miami-beach-home-sales-%e2%80%93-february-2010/ http://www.miamism.com/top-3-most-expensive-miami-beach-home-sales-%e2%80%93-february-2010/#comments Mon, 08 Mar 2010 17:54:29 +0000 Ines Hegedus-Garcia http://www.miamism.com/?p=3431

There were 16 Miami Beach Homes sold in February ranging in price between $191,300 for a bank owned Normandy Island home to $7,250,000 for a Star Island fixer upper.  Talk about a huge disparity and what makes Miami so interesting to many.  We can’t deny that there’s something for everyone here!  With no further delay, here are the 3 Most Expensive Miami Beach Home sales last month.

February’s Most Expensive Miami Beach Home Sale

44 Star Island Drive – Miami Beach, FL 33139

Listed for $8,750,000 and sold for $7,250,000 on February 25th, 2010

Funny enough, this same house was our featured luxury listing for January: Miami Beach Luxury Home – Star Island

Here’s what I had to say:

The house itself is only 4,720 square feet, which is tiny compared to its neighboring estates.  It was built in 1935 and to many it will be the “ugly duckling” of the island.  But I urge to look past the obvious and notice that the existing structure does have a nice Florida Vernacular feel to it and nothing a little money and love can’t fix.  It’s listed at $1,854 per square foot but I know that’s not a fair assessment since it’s all about the size of the lot.  Well….Shaq’s lot was 87,120 square feet with 312 feet of frontage and the house was impeccable and needed no “updating” (other than changes here and there for tastes sake).  So, my guess is that neighbors are pretty angry right about now because the only comp is throwing all the numbers off.  Just based on the one sale, this property is grossly overpriced.

Here’s the MLS description:

Located on exclusive Star Island among some of Miami’s favorite celebrities, this bayfront estate offers over 200 feet of prime water frontage and provides beautiful sunrises, southeastern breezes and the utmost in security and privacy.  Just minutes from both Downtown Miami and South Beach, this Colonial-style 4,720 home is ready for your update or build to suit.  Ideal waterfront for large vessel.  Least expensive property on Star Island!!

Features:

  • 4,720 square feet of living space
  • Built in 1935
  • 6 bedrooms / 5 bathrooms / 1 half bath
  • 215 feet of water frontage
  • 48,266 square foot lot
  • Barrel tile roof
  • 2-story home

February’s Second Most Expensive Miami Beach Home Sale

269 N. Hibiscus Drive, Miami Beach, FL  33139

Listed for $5,995,000 and sold for $5,400,000 on February 24th, 2010

New Hisbiscus Island construction (built in 2007) with an interesting listing history.  The home was originally listed in April 2007 for $10,900,000 and was on and off the market with several price reductions and increases and finally selling for $5.4 M last month.  The MLS description reads:

New-elegant Mediterranean-waterfront estate on guard gated Hibiscus Island. This luxury 3-story home comes equipped with dramatic volume ceilings, oversized impact windows/doors, multiple private balconies and boat dock which can accommodate large vessel.  Resort style swimming pool w/jacuzzi, elevator, top-of-the-line appliances, marble/wood flooring throughout. 40 X 30 roof top terrace with spectacular views of Biscayne Bay, the Downtown Miami Skyline and Port of Miami.  Never been lived in.  New home.

Features:

  • New construction – built in 2007
  • 8,096 square feet of living space
  • 12,250 square foot lot with 70 feet of water frontage
  • bayfront
  • 2-story home
  • 6 bedrooms / 7.5 bathrooms
  • pool with jacuzzi
  • elevator
  • within guard-gated Hibiscus Island

February’s Third Most Expensive Miami Beach Home Sale

5760 North Bay Road, Miami Beach, FL 33140

Listed for $5,950,000 and sold for $4,500,000 on February 22, 2010

This home was listed for $7,495,000  in September 09, reduced to $5,950,000 in December and was under contract by January 7th 2010.  North Bay road boasts with the most beautiful, unobstructed views of Biscayne Bay, and this house is the perfect example of that.  Older home, built in 1963, without being pretentious, except for the view.  Shows location is still worth a pretty penny in Miami Beach.  The MLS description reads:

Endless views on this gated Mediterranean Estate on prestigious upper North Bay Rd, on a very large lot (26,830 SF) wide Biscayne Bay front lot with a large concrete dock for a substantial boat, elegant open floor – turnkey estate! Gorgeous pool, large master bedroom with sitting area and the best views on N Bay Rd. Circular driveway and lush landscaping Miami Beach Waterfront Dream!

Features:

  • Built in 1963
  • 6,752 square feet of living space
  • 26,830 square foot lot with 92 feet of water frontage
  • 3 bedrooms / 4 bathrooms
  • 2-car garage
  • pool

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

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]]> http://www.miamism.com/top-3-most-expensive-miami-beach-home-sales-%e2%80%93-february-2010/feed/ 0 Architecture and Real Estate – How do These 2 Work Together http://www.miamism.com/architechture-and-real-estate-how-do-these-2-work-together/ http://www.miamism.com/architechture-and-real-estate-how-do-these-2-work-together/#comments Sun, 28 Feb 2010 14:45:16 +0000 Ines Hegedus-Garcia http://miamitropolis.com/?p=886

Time to bring an old article back to life from April 2007 – The concept of combining my architecture expertise with our Miami Real Estate Business keeps separating us from our competition.  Make no mistake though, architecture consulting is exclusive  to our real estate clients…continue reading my thoughts form almost 3 years ago!

architectural rendering

I graduated with a bachelor’s degree in architecture from the University of Miami, and hence all the Hurricane stuff you see me with.  I worked with a couple of big firms both locally and abroad and then started my own architecture firm doing additions and remodelings in Miami Shores and Miami Beach as well as other neighboring cities.  I did several projects, including the design of the Brockway Memorial Library addition in Miami Shores, and always helped friends visualize the potential of homes before buying them.

That’s when the vision of our business was born.  If so many of our own friends had benefited from my architectural consulting services prior to purchasing a home, wouldn’t it be ideal if I had a Real Estate License and offer those same services to potential customers? (the answer was a really LOUD YES!!!)

As a Miami Beach home buyer, when working with me, you will gain from having free architectural consulting at your fingertips.  Finding the “perfect home” is no easy task, properties will need some work and some changes most of the time.  Whether it is to open a kitchen out to a family room or to “formalize” a dining room, or to add a master suite to a property,   as our customer you will benefit from me sitting down with you to help identify your needs. I usually sketch out numerous schematics and will come up with a conceptual plan.  Having worked in the field and built additions, I will be able to estimate the cost of construction and will then lead you to an architect or design professional that can finalize the plans.

I can also assist you, as our real estate buyers, with other design consulting aspects like materials and color selection as well as furniture arrangement.  My enthusiasm is endless when it comes to design.

As a Miami Beach home seller, the advantages are endless.  I will ask that you acqarchitectural pen and ink sketchuire floor plans of your properties (most cities will have floor plans and are easy to order); I will have those floor plans ready to show any prospective buyers.  I will also help you identify any weaknesses in the current design of your property and will accentuate all the positive features.

I will help you stage your property with a very detailed list of suggestions that is customized to you and your particular property.  I will even help you hire the right construction professionals to prepare your home for showings (like floor refinishers, carpenters, painters, etc.).  A lot of our customers are absentee owners and we take care of the coordination of these jobs for them.

Having a passion for architecture and for helping people visualize the potential of a property is what makes my job so much fun.  Our customers will tell you how I light up when I see a good space (they will also tell you what my reaction is when I visit “butchered homes”), how I will go out of my way to make their dream a reality within their financial parameters.  I am an architect by profession, but a Realtor by trade, the combination of these is what we offer to our customers in unmatched service.

Thanks  for inspiring me to write this Ardell.

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]]> http://www.miamism.com/architechture-and-real-estate-how-do-these-2-work-together/feed/ 0 Top 3 Most Expensive Miami Beach Condo Sales – January 2010 http://www.miamism.com/top-3-most-expensive-miami-beach-condo-sales-january-2010/ http://www.miamism.com/top-3-most-expensive-miami-beach-condo-sales-january-2010/#comments Thu, 25 Feb 2010 14:05:22 +0000 Ines Hegedus-Garcia http://www.miamism.com/?p=3405

There were 117 Miami Beach condos sold in January 2010 with the lowest sale being a pool cabana at Casablanca Condo for $16,000 and the next highest a 1 bedroom condo at Normandy Place Condo (which was a bank owned property).  Now to the good stuff.

January’s Most Expensive Miami Beach Condo Sale

The Continuum on South Beach:  50 S Pointe Drive, #TWN6 – Miami Beach, FL 33139

Listed for $4,353,000 and sold for $3,482,400 on 1/29/2010

The Continuum needs no introduction – it’s 2 towers are the only 2 oceanfront uber luxurious high-rises in the area knows as South of Fifth in South Beach.  This unit was listed on January 13th, 2010 and was under contract by the 17th!  WOW! (but there are not even interior photos of the unit on the MLS, so it was obviously sold before it listed).  Here’s the MLS description:

Enjoy 12 Acres of Oceanfront Living at Continuum II! Spacious, large balcony with magnificent views!  Italian kitchen with stainless steel Miele appliances, Subzero refrigerator, granite countertops and marble floors.  Luxury amenities include 24 hr security and valet parking, full-time concierge service, 2 large lagoonpools with pool and beach-side services from patio restaurant.  Three pro-clay tennis courts, 23,000 sf Sporting Club and spa with infinity lap pool!

Features:

  • 2,901 square feet of living space
  • built in 2008
  • 4 bedrooms / 4.5 bathrooms
  • 2-car garage
  • Direct Ocean Views
  • Beachfront condo
  • Facing South
  • Balcony
  • Decorator ready
  • Maintenace Fee – (not disclosed)

January’s Second Most Expensive Miami Beach Condo Sale

Il Villaggio:  1455 Ocean Drive #1102 – Miami Beach, FL 33139

Listed for $2,195,000 and sold for $1,850,000 on 1/05/2010

This unit was purchased for $2,700,000 in June 2007 and was on and off the market starting on February 2008 with an asking price of $3,590,000.  The sellers lost $850,000 in this real estate transaction, but you can only speculate that they enjoyed Il Villaggio’s views and amenities in the 2.5 years they owned it.

The ultimate “south view” residence at South Beach’s very own Il Villaggio.  This sleek, sexy floor plan provides wrap-a-round views of the ocean, Lummus Park and the seductive South Beach coastline.  Three expansive terraces, dramatic foyer entrance, custom bamboo flooring, gourmet kitchen, marble baths, & a luxurious master suite.  Luxury building offers the finest, personalized services of any building in South Beach, oceanside promenade and community room.  Live the life you’ve always imagined…

Features:

  • 1,700 square feet of living space
  • built in 1998
  • 2 bedrooms / 2.5 bathrooms
  • 1 parking space
  • Beachfront condo
  • Facing South
  • Balcony
  • Maintenance Fee – $1835/month

January’s Third Most Expensive Miami Beach Condo Sale

Canyon Ranch – 6799 Collins Ave #505 – Miami Beach, FL 33141

Listed for $1,900,000 and sold for $1,550,000 on 1/29/2010

Canyon Ranch is Miami Beach’s latest craze bringing life to Mid-Beach with luxury and style.  This particular residence was listed on March 2009 for $1.9 Million and had no price adjustments.

One of a kind, amazing beach house facing East w/ direct ocean views.  This is a must see! 2 Bed + den/media room (could be converted to 3rd bedroom)+ a private rooftop terrace, directly on the ocean.  Spacious layout w/10 ft ceilings, stunning baths and custom kitchen.  Canyon Ranch offers every luxurious amenity including all spa services and on-site restaurants.

Features:

  • 1,965 square feet of living space
  • built in 2008
  • 2 bedrooms / 3 bathrooms
  • 1 parking space
  • Beachfront condo
  • Decorator ready
  • Facing East
  • Balcony
  • Maintenance Fee – $2500/month
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]]> http://www.miamism.com/top-3-most-expensive-miami-beach-condo-sales-january-2010/feed/ 2 Top 3 Most Expensive Miami Beach Home Sales – January 2010 http://www.miamism.com/top-3-most-expensive-miami-beach-home-sales-january-2010/ http://www.miamism.com/top-3-most-expensive-miami-beach-home-sales-january-2010/#comments Wed, 24 Feb 2010 14:08:48 +0000 Ines Hegedus-Garcia http://www.miamism.com/?p=3397

When it comes to Miami Beach Homes, there were 11 sales in the month of January 2010.  Two of these sales in exclusive La Gorce Island and the other one was a Pinetree Mansion.  The lowest sale in January was at Biscayne Beach and as per the MLS description, “buy this house and get a free car”…can’t tell you the details on the car – but the house was on a dry lot at 965 79th Terrace and sold for $225,000.

January’s Most Expensive Miami Beach Home Sale

92 La Gorce Circle – Miami Beach, FL 33141

Listed for $13,500,000 and sold for $9,500,000 on 1/25/2010

This house was on and off the market since September 2005, starting at $17,500,000, was also for rent for $100,000 and finally sold for $9.5 Million.  MLS description:

Set on approx. an acre, this remodeled 9700+sf Mediterranean estate offers privacy and elegance.  200+ft of wterfront.  7 brs, ofc, 8.5 baths, fine marble and hardwd flrs, dbl living room w/marble fireplc overlooking the water.  Media rm, family rm w/granite bar & spacious kitchen w/breakfast area, sumptuous master suite w/soaring ceilings.  Notable exterior features of the grand estate include hand-laid keystone appointments, stone fountains and interior courtyard loggias surrounded by coral stonework.

Features:

  • built in 1939
  • 9,719 square feet of living space
  • 7 bedrooms / 8.5 bathrooms
  • waterfront
  • 42,749 square foot lot
  • 200 feet of water frontage
  • House faces East
  • Guard-gated island
  • 2-story Mediterranean Revival home
  • Private dock

January’s Second Most Expensive Miami Beach Home Sale

5745 Pinetree Drive – Miami Beach, FL 33140

Listed for $5,990,000 and sold for $4,650,000 on 1/4/2010

This home was known for it’s short term rentals and was showing on the MLS available for rent for $19,500/month and $27,000/month (long and short term rentals).  It had also been on and off the market starting in 2000 with highest listing price of $7,900,000.  Personally, Pinetree has never done it for me – some of these homes facing condos across the canal, but you can’t take away the splendor and grand scale of a lot of these Pinetree Homes.  Description on the MLS:

Classic, renovated estate on stately Pinetree Drive!  All new hurricane impact windows and doors to be installed!  Approximately 9000 sf, 5 bedroom, 8 bath home with 150 ft of protected water-frontage!  owner will consider financing or trade for other property including condos!  Renovations are finished and all doors and windows are in!!!!!

Features:

  • built in 1929
  • 8,689 square feet of living space
  • 5 bedrooms / 6 bathrooms / 2 half-baths
  • waterfront
  • 26,700 square foot lot
  • 150 feet of water frontage
  • House faces East
  • 2-story Mediterranean Revival home
  • Private dock

January’s Third Most Expensive Miami Beach Home Sale

55 La Gorce Circle – Miami Beach, FL 33141

Listed for $3,300,000 and sold for $2,200,000 on 1/19/2010

This home was listed in 2007 for $4,400,000 and then again for $3,300,000 in August 2009 – I’m guessing the million dollar price reduction made the difference with this dry-lot home (meaning NOT waterfront).

Sophistication reigns supreme on this exquisite property.  Located on guard-gated La Gorce Island, this beautiful 4 bedroom/5 bath, 5,387 sf home, situated on a 13,750 lot features an abundance of stunning details and amenities such as a luxury kitchen, pool area, high ceilings, master suite with his/her bathrooms and a 2-car garage.  Unmatched, awe-inspiring elegance and style.  just a few minutes to world-renowned South Beach and downtown Miami.

Features:

  • built in 1968
  • 5,387 square feet of living space
  • 4 bedrooms / 5.5 bathrooms
  • 2-car garage
  • 13,750 square foot lot
  • House faces West
  • Guard-gated island
  • pool
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]]> http://www.miamism.com/top-3-most-expensive-miami-beach-home-sales-january-2010/feed/ 0 REALTOR.com iPhone App http://www.miamism.com/realtor-com-iphone-app/ http://www.miamism.com/realtor-com-iphone-app/#comments Mon, 15 Feb 2010 13:15:28 +0000 Ines Hegedus-Garcia http://www.miamism.com/?p=3358

Everyone that knows me, KNOWS that I love my iPhone. The few times I leave without it, it feels like I’m about to have a coronary – I’m talking full blown tachycardia and drop in blood pressure…I’m not kidding. And now I’m happy to tell you about an app that will make it so awesome to communicate with you, our clients, when you are looking for properties.

REALTOR.com has come up with an amazing iPhone application with mapping and geo-location capabilities. You can search for nearby homes for sale, nearby open houses or perform a new search by location or MLS ID. You can even allow for the app to use your current location and it will actually give you nearby listings currently for sale. So all those times you drive around Miami and Miami Beach wondering what’s for sale and how much properties are, is now at your fingertips without even having to make a phone call.

This is one of those WOW tools that will help empower you, the consumer and will make your home search experience so much easier. The best part is that you can customize it with your agent’s information when you first upload the application and can email your preferred listings straight to them (while you are driving around). The kind of information you will get is very similar to what Realtor.com already provides.

NOTE:  Miamism does not condone texting and driving – please be safe ;)

So here’s what you need to do – First, download the Realtor.com App

Then, follow the following steps:

STEP 1 – register the application with email and password to be able to share, save and get updates

STEP 2 - change settings – this is where you will be able to customize your REALTOR’s information

You will have the option to fill out your agent’s email address to be able to send them properties you are interested in, on the spot.  This is also a good place to add your significant other’s email (or your mom, dad, grandma’, teacher……you get the point).

Once your settings are saved, you are ready to drive around and have fun with it.  When you find a property you like and would like to share with your real estate agent all you need to do is follow along:

STEP 3 – click on envelope icon on bottom left of the screen

STEP 4 – your agent’s email will already be saved and it will be as easy on clicking on their address

STEP 5 – write any notes or message and the app will automatically add the listing information to the email

How easy is that???  Each listing will also have the customary broker and listing agent info when applicable.  But of course we recommend that you personalize the application to contact YOUR agent instead.  Realtor.com let us beta test the application before it was launched and we couldn’t wait to share it with you.  We have asked that they also include rentals and we are told that our request has been included in the list of updates, together with having the app available on other types of smart phones like blackberries.

If you have any issues with the set-up, just give us a call and we’ll be happy to help.  If you have any feedback for Realtor.com, we will gladly pass on the information to the higher powers.

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]]> http://www.miamism.com/realtor-com-iphone-app/feed/ 4 When Miami Beach Condo owners listen http://www.miamism.com/when-miami-beach-condo-owners-listen/ http://www.miamism.com/when-miami-beach-condo-owners-listen/#comments Mon, 08 Feb 2010 21:19:09 +0000 Ines Hegedus-Garcia http://www.miamism.com/?p=3342

It is so refreshing to find Miami Beach condo owners that listen and trust our expertise. When you think of the alternative, it makes no sense, let me explain. If you hire a Realtor for their expertise and knowledge and their experience with current market trends, why would you not listen to basic recommendations? When you pay a professional, no matter the field, isn’t it important for you to follow instructions and do as they say, since they are supposed to be “experts”?.

We are in a down real estate market, it’s not rocket science, so selling your Miami Beach home or condo will take more than just running some comps and putting on the Multiple Listing Service. Some do it yourselfers are realizing that every day knowledge and expertise is key when it comes to selling a property today. From pricing, staging and preparing a property for showings, professional photography, to on-line and off-line marketing …. it can get tricky, and you may find that every little bit of help counts.

Showing condition is key

When we list an older condo for sale, the first thing we recommend is that the residence is presented in its best possible condition. We do a lot of estate sales where some of the places may be far from updated and may not even come close to measuring up to their competition, and that’s where we put our foot down and request certain things from our clients. (Let me add that this applies to every price range, from a $100,000 North Miami Beach Condo to a $3,000,000 Fisher Island Condo).

Think about it, there are tons of condos for sale right now, doesn’t it make sense that you show the best side of your property without distractions and without turning off potential buyers?  I can say this over and over again until I’m blue in the face.

Staging <<< read this article

Please keep this in mind – you may have only one opportunity to impress, don’t blow it!  Here are some before and after photos of a condo that demonstrates exactly what I’m talking about.  By cleaning up the place and putting away personal belongings and clutter, this seller increased the chances of selling their condo.  You want to encourage people to buy your place instead of scaring them away.

It’s our job to market the property and get people to actually see it, but without your help and cooperation, it can be extremely difficult.  Don’t think about it twice, clean it up and declutter it, we’ll take care of the rest.

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]]> http://www.miamism.com/when-miami-beach-condo-owners-listen/feed/ 3 Home Sellers Can’t Handle The Truth http://www.miamism.com/home-sellers-don-t-want-the-truth/ http://www.miamism.com/home-sellers-don-t-want-the-truth/#comments Thu, 28 Jan 2010 14:45:44 +0000 Ines Hegedus-Garcia http://miamitropolis.com/?p=586

jack_says.jpg

If you are in the market to sell your Miami Beach home, how do you interview Miami Beach Realtors? What questions do you ask and ultimately, what’s the most important factor when choosing a Realtor?

When we asked random people what qualities are important when choosing a Miami Beach Realtor, the response was: Ethical, Loyal, Truthful, Professional, Aggressive, and Experienced.

But when we ask home sellers how they choose their Realtor, it comes down to one single factor:  PRICE.

Here are different scenarios we wanted to present. In the 3 scenarios, sellers interview 3 well known Realtors in their area who appear in local advertising and seem to have a wide array of listings.

FIRST SCENARIO

  • Agent 1 tells them the truth about miami beach real estate market and how they will sell the home for a lot less than they had planned.
  • Agent 2 tells them they will list the property at whatever price they think is right and will recommend reductions as time progresses.
  • Agent 3 tells the buyers that they can get $200,000 more than what Agent 1 said.

What surprises us is that 9 times out of 10, the sellers will choose agent number 3 – even if that agent is not being realistic, even if that agent will NEVER achieve their goal.   The house ends up sitting on the market for months, it may have a couple of contracts that fall apart because the house simply will not appraise, and the house will end up selling bellow Agent 1’s price.

We have seen this happen so many times that we just roll our eyes and cannot believe that people can be that naïve. We realize that being ethical and truthful is not important to a lot of sellers.

SECOND SCENARIO

  • Agent 1 tells them that they should offer a higher commission to cooperating agents to have more exposure and a better chance of selling.
  • Agent 2 says commission makes no difference and they should list at the standard.
  • Agent 3 explains how they have tons of buyers, they only show their own listings and if they sell the property themselves, they will give a major discount on the commission.

Again, 9 out of 10 times, sellers will choose Agent 3. What they don’t realize is that because agent 3 only pushes their listings, other agents are not interested in showing Agent 3’s listings. Because Agent 3 is committed to making both sides of the deal, he is representing neither the seller’s nor the buyer’s best interest, but is only interested in the mighty dollar and volume sales. Those sellers will reduce the chances of selling their house in a buyer’s market, because they are limiting their market.

Because PRICE is once again at the top of the “qualifications list”, sellers fail to see the negative aspect of listing with Agent 3.

THIRD SCENARIO

  • Agent 1 explains that over 85% of buyers start their search in the Internet and it is important to Google the Realtor’s name to see their search ranking.
  • Agent 2 sees no advantage in on-line advertising because real estate is “local”.
  • Agent 3 is in every local publication possible, his face appears in the local chamber of commerce, has a beautiful magazine ad, appears in the local paper and promises that the listing will appear in all those print-ads and local publications…….he has no Internet presence.

9 out of 10 times, sellers will again choose agent 3. Did you know that all those local print ads are good for getting listings? A study was done by the National Association of Realtors that local print ads and publications are recommended because they “expose” the Realtor…..not the listing…….it helps REALTORS!

Take off the blind fold!

So there you have it– a listing agent chosen because he suggests the highest price (not being truthful), he pushes his own listings to his buyers and reduces commission and on top of that produces beautiful print ads that don’t sell listings.

We are seeing buyers educating themselves on the real estate market, on advertising, on local trends. We see buyers going in depth when choosing an agent to represent their best interest, so why aren’t sellers doing the same thing?

If you are a seller, do your homework, check your options, and don’t fall in the PRICE trap. We ALL want to get the most money possible in the least amount of time (that’s a no brainer). Google the Realtor, see what their Internet Presence is like, ask particular questions on marketing your individual property. Ask about latest advertising tools like video and blogging, how many different tools do they use? Make sure your interests are well represented.

You want the truth?….you can’t handle the truth!

**This post was originally published on November 4th, 2007 and works just as well today**

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]]> http://www.miamism.com/home-sellers-don-t-want-the-truth/feed/ 2 Good news about Miami Real Estate from Forbes http://www.miamism.com/good-news-about-miami-real-estate-from-forbes/ http://www.miamism.com/good-news-about-miami-real-estate-from-forbes/#comments Mon, 18 Jan 2010 15:38:00 +0000 Ines Hegedus-Garcia http://www.miamism.com/?p=3293

It’s not often we hear good real estate news about Miami, especially from Forbes.  But this morning, Francesca Levy does exactly that!

In her article, Cities With The Fastes-Falling Home Prices, Levy mentions that,

home prices are dipping nationwide, down 1.4% by one measure, and will inch perilously close to their January 2009 bottom.

Numbers come from Altos Research’s January market update, which looks at asking prices, inventory and days on the market for single-family homes (not condos), in 27 of the country’s closely watched real estate markets.

Miami is the only city of the 27 markets Altos tracks that saw asking prices rise over the last three months. Prices there were up 2% from October to a median price of $494,992. The reasons for this are mixed: While the numbers are somewhat promising, Miami’s good fortune is also a reflection of just how long it took for the hard-hit Florida housing market to regain its footing. And even with the recent upturn, it’s the city where homes sit on the market for the longest by far. Homes here stay for sale for a median of eight months. Not to mention Altos’ analysis only reflects single-family homes–not condominiums, a section of the Miami’s real estate market that has yet to stabilize.

Therefore, Miami’s upswing should be taken skeptically, says Simonsen. “Miami lagged behind everything else, and so is only now starting to feel the impact of the stimulus.”

Mike Simonsen is a good friend and have had shop talk with him on many occasions, my point always being that although these general numbers are good to give an overall perspective, they should not be used to buy or sell real estate.  I say it over and over again here in Miamism.com, real estate is local – you need to scrutinize the numbers of a particular area, not whole metropolitan cities.  Miami is very large and there are some areas in Miami where prices have dropped, and others that have been in a considerable upswing in the past few months.

Have to check with Mike, but think that maybe these “Miami” numbers also include “Miami Beach Real Estate”.  Either way, the news comes at a good time and reinforces what we are seeing locally.


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]]> http://www.miamism.com/good-news-about-miami-real-estate-from-forbes/feed/ 1 First Impressions in Real Estate http://www.miamism.com/first-impressions-in-real-estate/ http://www.miamism.com/first-impressions-in-real-estate/#comments Wed, 23 Dec 2009 23:19:40 +0000 Ines Hegedus-Garcia http://miamitropolis.com/?p=686

What does your front door say about you?

doors.jpg

We have all heard that the front door is one of the most important elements in a house and it is true.  The front door not only echoes the architectural style of the home, but sets the tone for the rest of the home.

When you are about to list your Miami Beach home for sale, you need to consider the approach to the house:

  • a clean walkway free of debris
  • potted flowers or plants to make a great first impression
  • clean and visible numbers
  • nicely painted or finished door
  • well lit
  • hardware in good working condition
  • avoid clutter
  • and please oh please make it CLEAN!  Spider webs are for Halloween (and maybe not even…see Halloween Decorations or DISTRACTIONS?)

If you want to add your own personal touch, do it with the entrance mat or a wreath or simply with plants or flowers like shown in these Miami Shores homes.

If you are a selling your home in this down real estate market,  this may sound a bit trivial.  The truth is that you need to pay attention to every detail of your home to give you an advantage over the competition,  starting with the front door which gives the first impression!

First impressions are the most important – you can control the destiny of the sale of your Miami Beach home by making sure the approach to your property is perfect!

(article originally published on September 12th, 2007)

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