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.
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.
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
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.
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?).
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**