Do “Dear Seller” Letters Work In Today’s Market?

Dear Seller Letter

 

Some real estate agents believe that a “Dear Seller” letter will give their buyer an advantage when there are multiple offers on a property.  Although they may tug at your heartstrings, “Dear Seller” letters do not typically change the outcome of a seller’s decision.  In today’s market, sellers care about 3 things – price, price and price.

The rare occasion when it would be important is if you had a seller who owned a unique property and did not want it to be torn-down or modified in any way.  Then a letter from the buyer explaining their intentions with the home may be appropriate.

Take a look at a very nice letter I received recently on one of my listings.  You can’t help but desperately want these people to get the home of their dreams.  But as it always does, the final decision came down to price.  I am happy to report that the buyers did get the home and are happy new residents of Coconut Grove.

The above image may be difficult to read, so I have copied the letter below:

Dear Seller.

We would like to present the following offer for the wonderful home you recently placed on the market here in Coconut Grove.  We’ve been renting a house just up the street for the past 12 months.  We love this area, and have been hoping to find our first home in this area.  When we found out your home was going to be put on the market we actually drove straight back to Miami from XXX – just so we could be the first people to see your home.  We’re really glad we did too!

We could easily see ourselves at home, lounging in the rooftop patio, entertaining friends and family in the living room and kitchen, and even taking our 3 year old boxer Brigs for a walk around the neighborhood or to the dog park just blocks away.

Our offer includes both an earnest money deposit and strong conventional financing.

We know that your home has just gone on the market, we also know that you will likely see other offers.  We also know this: if you accept our offer, we promise to show your home the same love and care you/your family has.  This is the first home we’ve seen in our search where we really feel as though it was meant for us. 

Thank you for considering our offer.  We eagerly and respectfully look forward to hearing your response.

Sincerely, —

As the #1 Top Producing Realtor in Coconut Grove for over 5 years, I know the market inside and out. If you are interested in buying or selling a home in Coconut Grove and would like to set up a no pressure consultation, please contact me on my cell at 305-342-1623 or you can fill out our contact page here

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Alert! West Grove Is Still A Great Opportunity For Buyers

New York Street, Coconut Grove

Most buyers understand that in today’s world of real estate it can be very hard to find a “deal”.  However, the West Grove is a great opportunity if you are looking to get in on an up-and-coming market. We have seen townhouses in the West Grove fetch as high as $695,000, however, the average “price per square foot” figure is still well below townhouses in the Center Grove.

Take a look at a few of the newer construction townhouses that have sold this year in West Grove.

  • 3142 Ohio Street | Built in 2006 | 2,400 Sq. Ft. | 3 Bedrooms, 2.5 Baths | Sale Price: $579,000 | Sale Price/Sq. Ft. $241.00
  • 3072 New York Street | Built in 2007 | 2,347 Sq. Ft. | 3 Bedrooms, 2.5 Baths | Sale Price: $560,000 | Sale Price/Sq. Ft. $238.00
  • 3318 Day Avenue | Built in 2013 | 2,400 Sq. Ft. | 3 Bedrooms, 2.5 Baths | Sale Price: $525,000 | Sale Price/Sq. Ft. $218.00

Compare those to similar townhouses which sold this year in Center Grove and you will notice the higher “Sale Price/Sq. Ft.” figure:

  • 2993 Ruth Street | Built in 2014 | 2,075 Sq. Ft. | 3 Bedrooms, 2.5 Baths | Sale Price: $655,000 | Sale Price/Sq. Ft.: $313.00
  • 3131 Jackson Avenue | Built in 2007 | 2,236 Sq. Ft. | 3 Bedrooms, 2.5 Baths | Sale Price: $688,750 | Sale Price/Sq. Ft.: $308.00
  • 3150 Gifford Lane | Built in 2007 | 2,237 Sq. Ft. | 3 Bedrooms, 2.5 Baths | Sale Price: $655,000 | Sale Price/Sq. Ft.: $292.00

If you are interested in buying or selling a home in Coconut Grove, please contact us. We know the numbers and analyze the trends to help you make confident and informed decisions. I can be reached anytime on my cell at 305-342-1623 or you can fill out our contact form here.

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Just Listed In Coconut Grove! 3983 Kumquat Avenue

Kumquat Avenue, Coconut Grove

I just listed a great property in South Coconut Grove that epitomizes Coconut Grove living.  This bungalow is a true tropical oasis with jungle-like grounds that make you feel miles away from the hustle and bustle of Miami.  The home is totally enclosed and gated with plenty of room for you and your guests to park.  It offers an updated kitchen with stainless steel appliances, wood cabinets and granite counter-tops.  It has a new roof and potential to expand with added living area and/or a pool.   The home is close to the Grove village center’s many boutiques, cafes, bay front parks and art galleries.

Kumquat Avenue, Coconut Grove

Details of 3983 Kumquat Avenue in Coconut Grove:

  • 2 Bedrooms, 3 Baths
  • 1,159 Square Feet Of Living Area
  • 7,200 Square Foot Lot
  • View More Photos Here
  • Offered at $725,000

Kumquat Avenue, Coconut Grove

 

Garden with Fluffy

As the #1 Top Producing Realtor in Coconut Grove for over 5 years, I know the market inside and out. If you are interested in buying or selling a home in Coconut Grove and would like to set up a no pressure consultation, please contact me on my cell at 305-342-1623 or you can fill out our contact page here.

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Waterfront Home In Coconut Grove Is Highest Priced Listing In Miami-Dade County

La Brisa, Coconut Grove

The most expensive home for sale in Miami-Dade County is now located right here in Coconut Grove.  Today the property at 3551 Main Highway hit the market at a whopping $65,000,000.  “La Brisa” is a 6.9 acre estate and boasts 16,500 square feet of living space with 9 bedrooms and 11 baths. That comes out to $3,939 per square foot….but who’s counting?

La Brisa, Coconut Grove

The property dates back to the original settlers of Coconut Grove.  It was first deeded to Kirk and Mary Munroe in the late 1800′s.  Kirk Munroe was an American writer & conservationist and his wife Mary founded the southern Tropical Audubon Society as well as the Coconut Grove Library.  They were both instrumental to the development of Coconut Grove.  The Munroe’s sold the property to Pittsburgh Industrialist John B. Semple and his wife Eleanor in 1920.  They commissioned architect Richard Kiehnel of the Pittsburgh firm Kiehnel and Elliot to design a “winter cottage” for them.  Kiehnel designed many mansions, public buildings and smaller homes that remain in Coconut Grove today including El Jardin located at the Carrollton School of the Sacred Heart.   Kiehnel is recognized for his Mediterranean style and aged his materials to give them an “antique” look.

La Brisa 2

This spectacular residence offers unique architectural details including a multi-colored tile roof, original woodwork on the upper floor galleries, intricate keystone and carefully restored entryways.  The grounds include a sunken fire pit, mangrove lined waterfront, 536 foot long canal, boat slip which can accommodate a 68 foot yacht and views of Biscayne Bay.

The property is listed by William Pierce of Coldwell Banker.

As the #1 Top Producing Realtor in Coconut Grove for over 5 years, I know the market inside and out. If you are interested in buying or selling a home in Coconut Grove and would like to set up a no pressure consultation, please contact me on my cell at 305-342-1623 or you can fill out our contact page here.  

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Off Market Sale | 4140 Battersea Road Sells For $2,100,000

4140 Battersea Road, Coconut Grove

Congratulations to our buyers who recently closed on the property at 4140 Battersea Road in South Coconut Grove.  This mid-century modern home was completely renovated, expanded and designed by Lointerhome & Brillhart Architecture.  The home offered 5 bedrooms, 6.5 bathrooms with 4,120 square feet of living space on a 11,400 square foot lot.  Sale price was $2,100,000.  Listing agent was Roque Castro of EWM Realty.

With inventory so low, it is essential to work with a Realtor who has connections to off market properties.  We secured this home for our buyers prior to it hitting the MLS because of our relationships with other local agents.  As the top producing team in Coconut Grove, our clients have access to properties that never make it to the open market.

If you are interested in buying or selling a home in Coconut Grove, we would love the opportunity to work with you.  Please contact us at 305-342-1623 or send us a message here.

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Just 10 Homes For Sale In Coconut Grove Priced Under $700,000

Residents of Coconut Grove (including myself!) are thrilled with the rising values we have experienced over the past few years.  However, the combination of higher prices and lower inventory levels have made entry-level homes virtually non-existent here. There are fewer than 100 single-family homes currently on the market and of these just 10 are priced under $700,000.

One of the best homes on the market in this price range is my listing located at 3752 Kumquat Avenue.  The price was recently reduced to $699,000.  You will not find a more charming or well-maintained home in this price point in Coconut Grove.  3752 Kumquat Avenue was featured in Beth Dunlop’s recently published book “The Tropical Cottage: At Home In Coconut Grove“.  This home offers 3 bedrooms, 2 baths with 1,584 square feet of living space on a 7,400 square foot lot.  View more photos and information here.

If you would like to schedule a showing of this home, please contact my office at 305-960-5318.  The home will be OPEN next Sunday, October 19th from 2:00 to 4:00.

3782 Kumquat Avenue, Living Room

3782 Kumquat Avenue, Kitchen

Backyard at 3752 Kumquat Avenue, Coconut Grove

If you are interested in buying or selling a home in Coconut Grove it is essential to work with someone who knows the numbers and tracks the sales.  I have been the #1 top producing Realtor in Coconut Grove for over 5 years and would love the opportunity to work with you.  I can be reached anytime on my cell phone at 305-342-1623 or you can send me a message here.

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Grove At Grand Bay Is Almost Sold Out!

Coconut Grove Skyline Edited 2

Coconut Grove Skyline Edited

If you have driven down South Bayshore Drive over the past 6 months you have no doubt noticed the Grove at Grand Bay new construction project going up across from Dinner Key Marina.  These “dancing towers” designed by famed architect Bjarke Ingels will change the skyline of Coconut Grove forever.  They are the first “twisting” towers built in the United States, and will also be the first LEED Gold Certified buildings in Miami-Dade County.  Estimated completion at Grove at Grand Bay is July of 2015.

News Flash! I am thrilled to report that the project is almost sold out!!  This is great news for residents of Coconut Grove because it shows how much confidence buyers have in our luxury real estate market.

Grove at Grand Bay Rendering

Stay tuned to the blog next week for an update on Park Grove, Coconut Grove’s next high-rise luxury condo project which is already 50% sold out!

If you are interested in buying or selling a home in Coconut Grove it is essential to work with someone who knows the numbers and tracks the sales.  I have been the #1 top producing Realtor in Coconut Grove for over 5 years and would love the opportunity to work with you.  I can be reached anytime on my cell phone at 305-342-1623 or you can send me a message here.

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Coconut Grove Townhouse Just Sold In Peppertree Village For Full Price!

Peppertree Collage

Congratulations to our sellers who recently closed on their townhouse in Coconut Grove for full asking price.  The townhouse was located in the highly sought after community of Peppertree Village and offered 2 bedrooms, 2.5 baths with 1,275 square feet of living space.  The property sold for $399,000.

If you are interested in buying or selling a home in Coconut Grove it is essential to work with someone who knows the numbers and tracks the sales.  I have been the #1 top producing Realtor in Coconut Grove for over 5 years and would love the opportunity to work with you.  I can be reached anytime on my cell phone at 305-342-1623 or you can send me a message here.

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Former Miami Heat Player James Posey Sells His Coconut Grove Home

James Posey

In more sports news this morning, former Miami Heat player James Posey finally sold his home in the Coconut Grove gated community of The Cloisters for $1,425,000.  Posey purchased the property back in 2005 for $2,170,000.  The property had been on the market for 3 years.  The home offered 5,090 square feet of living space with 3 bedrooms, 3 baths, marble floors, crown moldings, top of the line appliances, vaulted ceilings, private elevator and a rooftop terrace with bay views.  At the time it sold, the property was listed for $1,825,000.

Clolsiters View

James Posey spent 2 years with the Miami Heat before playing for the Boston Celtics. He is currently an Assistant Coach with the Cleveland Cavaliers.

There has been 1 other closed sale at The Cloisters this year, Unit 1239 sold for $1,500,000.  

If you are interested in buying or selling a home in Coconut Grove it is essential to work with someone who knows the numbers and tracks the sales.  I have been the #1 top producing Realtor in Coconut Grove for over 5 years and would love the opportunity to work with you.  I can be reached anytime on my cell phone at 305-342-1623 or you can send me a message here.

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Is LeBron James Selling His Coconut Grove Home?

People Magazine Le Bron James

*Update Since This Posting: James’ house officially hit the MLS, view photos and details here.

People Magazine has reported that LeBron James is selling his Coconut Grove waterfront home.  The property will be listed for $17,000,000 by Tomi Rose of Opulence National Realty.  He purchased the 12,178 square foot home with 6 bedrooms, 8.5 baths for $9,000,000 back in 2010.  The home offers direct bay views, dockage for two 60 foot yachts, a 500 bottle wine cellar, an infinity edge pool and rooftop sundeck.

Crystal Court

If it is placed on the MLS at $17,000,000, it would be the highest priced listing in Coconut Grove (second is 3575 Stewart Avenue listed for $16,900,000).

Crystal Court

If you are interested in buying or selling a home in Coconut Grove it is essential to work with someone who knows the numbers and tracks the sales.  I have been the #1 top producing Realtor in Coconut Grove for over 5 years and would love the opportunity to work with you.  I can be reached anytime on my cell phone at 305-342-1623 or you can send me a message here. 

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