Archive for September, 2010
Has The Price Been Reduced?
September 17th, 2010 | categories: Buying Real Estate in Coconut Grove
In all markets and in all price ranges the first question most buyers ask is “Has the price been reduced?”. And rightly so. 50% of the homes sold this year in Coconut Grove made one or more price reductions before going under contract. That means that 50% of the sellers out there start at a price that is out of line with its true market value. This is just another reason that it is essential to use the services of a local realtor who can give you an accurate assessment of a home’s price.
If you are interested in buying or selling real estate in Coconut Grove and are looking for an experienced Realtor please do not hesitate to contact me at 305.342.1623 or send me a message here.
To stay updated with all Coconut Grove real estate information, receive my blog posts via email by subscribing here. Once you register, you must activate the subscription in a follow-up email.
My Coconut Grove Broker’s Open House Tour
September 16th, 2010 | categories: New Listings in the Grove
Yesterday on my Broker’s Open house tour I previewed two great Coconut Grove homes for sale. The first was located at 2001 Tigertail Avenue listed by Ashley Cusack a colleague of mine here at EWM Realtors. Built in 1939 the home has been well updated with a new kitchen and baths while maintaining the charm and character of an older style home. The home features a mixture of terrazo and wood floors, high ceilings, a master suite with wood beam ceilings, large walk in closet and master bath. The property is completely gated and also features a 2 car garage. The house is listed at $950,000. To view details click here – 2001 Tigertail Avenue.
The other house was located at 2485 Swanson Avenue. The home has been well renovated with a great kitchen, vaulted ceilings, clerestory windows and lush vegetation surrounding the fenced property. The house is listed at $689,500 by GSL Properties. To view details and photos of 2485 Swanson Avenue click here.
If you are interested in buying or selling real estate in Coconut Grove and are looking for an experienced Realtor please do not hesitate to contact me at 305.342.1623 or send me a message here.
To stay updated with all Coconut Grove real estate information, receive my blog posts via email by subscribing here. Once you register, you must activate the subscription in a follow-up email.
Yacht Harbour – Remains A Coconut Grove Favorite
September 15th, 2010 | categories: Coconut Grove Condos
Yacht Harbour remains a favorite building of mine. I have always enjoyed the warm atmosphere, friendly staff and oversized balconies. For those of you who don’t want the glitz of a boutique building then you should definitely take a look at what is available in here.
Prices in Yacht Harbour currently range from $1,350,000 all the way down to $250,000. Below are some charts I created which show the sales figures for the building.
To view a list of condos for sale in Yacht Harbour, click here.
If you are interested in buying or selling real estate in Coconut Grove and are looking for an experienced Realtor please do not hesitate to contact me at 305.342.1623 or send me a message here.
To stay updated with all Coconut Grove real estate information, receive my blog posts via email by subscribing here. Once you register, you must activate the subscription in a follow-up email.
Being A Top Realtor Means Taking Care Of The Details
September 14th, 2010 | categories: Selling Real Estate in Coconut Grove
Selling real estate is not just about the marketing, negotiating and closing of the deal. In my opinion, it is also about the customer service. It has always been my philosophy that the more you give, the more you get in return. My team spends a significant amount of time on the customer service side of our business. It is just one more thing that helps us stand out from the rest of the agents.
What do I mean by customer service? Here are just a few of the things that my team took care of this past week for our clients and past clients:
- We sold a second home here in the Grove to some buyers from New York last year. They called on Friday and asked if we could meet their alarm company at their house for some maintenance. Having no other points of contact in the area, we were happy to help them.
- A listing of ours who’s owner lives out of town had a leak while they were away which turned out to be an air conditioning issue. We went into the home, mopped up the water, scheduled and met the AC company to come out and fix the problem.
- At a showing of one of our listings over the weekend the owners were frantically cleaning up the house when we arrived. We jumped right in, helping them fold clothes and sweep the patio to get the house in good showing condition.
- We have coordinated and met landscapers at our new foreclosure listing on Brickell - the bank certainly doesn’t have time to do this so we were happy to help.
One of my favorite books, titled “The Go-Giver” (written by Bob Burg and John David Mann) says: Your true worth is determined by how much more you give in value than you take in payment. I have this principal hung high in my office and strive to make my business as customer oriented as possible.
If you are interested in buying or selling real estate in Coconut Grove and are looking for an experienced Realtor please do not hesitate to contact me at 305.342.1623 or send me a message here.
To stay updated with all Coconut Grove real estate information, receive my blog posts via email by subscribing here. Once you register, you must activate the subscription in a follow-up email.
Quick Notes On The Real Estate Market In Coconut Grove
September 13th, 2010 | categories: Buying Real Estate in Coconut Grove, Selling Real Estate in Coconut Grove
Here are a few things worth mentioning for those of you who are tracking the real estate market here in Coconut Grove:
- I have had many buyers recently interested in the area of Coconut Grove known as Bay Heights (one of them recently put the home located at 271 East Shore Drive under contract). As I have always said on this blog, Bay Heights is where you can get the most bang for your buck in Coconut Grove. It is still within the community boundaries but for some reason the values have always been slightly below the rest of the Grove. For example 14 Pinta Road (photo above) recently went under contract at a list price of $629,000 and features 3,401 square feet of living space, 4 bedrooms/4 baths, pool and updated kitchen. The asking price was $184.00 per square foot! That same house in South Grove would sell for at least $250.00+ per square foot.
- The home located at 4180 Pomona Avenue listed by Javier Gonzalez (ReMax) sold recently for $465,000. I wrote about it awhile back as a great house for a great price. We had some interested buyers for the property but they didn’t get an offer in quickly enough. For photos and information of that property click here.
- Finally, the new construction home located at 3820 Loquat Avenue (photo below) which was on the market since 2007 (and originally priced at $2,300,000) sold recently for $1,240,000 – Broker was Avatar. At $263.00 a foot this sale does not bode well for other new construction homes in the area which have been selling in the $280 – $300 range.
So there you have it, Cliff Notes on what is happening in our market. If you are interested in buying or selling real estate in Coconut Grove and are looking for an experienced Realtor please do not hesitate to contact me at 305.342.1623 or send me a message here.
Keeping Score Of The Luxury Market
September 10th, 2010 | categories: Coconut Grove Real Estate
I am a numbers guy and I track real estate figures all day long. But I also like to keep an eye on how my competition is doing. The below chart shows which company is selling the highest percentage of luxury homes in Dade County.
SOURCE: TOP BROKERS REPORT, September 2010
For those buying and selling in the luxury market, it is obvious that EWM is the company of choice.
1939 Coconut Grove Mansion Goes Into Foreclosure
September 9th, 2010 | categories: New Listings in the Grove
I just listed this foreclosure property located on one of Miami’s most prestigious streets in the Cliff Hammocks section of Coconut Grove. Once home to Sylvester Stallone and Madonna, this small dead end portion of Brickell Avenue is located adjacent to Vizcaya.
The home needs total renovation to be restored to its original elegance and grandeur. Special features include a formal salon, banquet dining room, butler’s pantry, library, staff quarters. The property is gated and surrounded by lovely gardens and magnificent oaks. Across the street is Alice Wainwright park, a 28 acre conservation area which sits on the glistening waters of Biscayne Bay.
Details of the 2838 Brickell Avenue include:
- 5 Bedrooms, 4 Baths
- 35,000 Square Foot Lot
- 5,333 Square Feet Of Living Space
- Asking Price: $1,700,000
If you are interested in viewing this property please don’t hesitate to contact me on my cell at 305.342.1623 or send me a note here.
Center Coconut Grove Update
September 8th, 2010 | categories: Coconut Grove Real Estate, Coconut Grove Townhouses
Last night a townhouse came on the market in Center Coconut Grove at a price of $729,000 ($284.00 a foot). This makes it the highest priced townhouse currently for sale in Center Grove. The property was built in 2001 and features 3 bedrooms, 2.5 baths, listed by Avatar.
There are roughly 50 townhouses for sale and there have been 35 sales this year. While many of these townhouses look very similar from the outside there are several things that can influence their value. For instance there are specific streets that are more/less desirable, preferable layouts, designs and fixtures. The particular builder of the townhouse can also affect value since some put out a better quality product than others. Having a local agent who can guide you towards the best choice for your money is essential in this market.
To view a list of townhouses for sale in Center Coconut Grove please click here.
If you are interested in buying or selling real estate in Coconut Grove and are looking for an experienced Realtor please do not hesitate to contact me at 305.342.1623 or send me a message here.
To stay updated with all Coconut Grove real estate information, receive my blog posts via email by subscribing here. Once you register, you must activate the subscription in a follow-up email.
South vs. North Coconut Grove
September 7th, 2010 | categories: Buying Real Estate in Coconut Grove
I always like to take a look at which areas of the Grove are seeing the most activity. Every day I talk to clients who prefer a specific neighborhood over others for various reasons. Sometimes their choice is influenced by a home’s proximity to downtown Miami, their children’s school, walking distance to restaurants, parks etc.
Here is a breakdown of the single family sales of North and South Coconut Grove:
North Coconut Grove
- There have been 35 sales in North Coconut Grove this year
- The average sales price per square foot of non-waterfront homes was $245.00
- The average sales price per square foot of waterfront homes was $651.00
- To view a list of homes for sale in North Coconut Grove (72) click here.
South Coconut Grove
- There have been 46 sales in South Coconut Grove this year.
- The average sale price per square foot of non-waterfront homes is $285.00
- There have been no waterfront sales in South Coconut Grove this year.
- To view a list of homes for sale in South Coconut Grove (109) click here.
If you are interested in buying or selling real estate in Coconut Grove and are looking for an experienced Realtor please do not hesitate to contact me at 305.342.1623 or send me a message here.
To stay updated with all Coconut Grove real estate information, receive my blog posts via email by subscribing here. Once you register, you must activate the subscription in a followup email.
Quick Home Sales In Coconut Grove
September 3rd, 2010 | categories: Selling Real Estate in Coconut Grove
Although the average “days on the market” for a home in Coconut Grove is running about 7 – 8 months, if you price your home correctly you can get it sold in less than 30 days. Here are some sales this year that went under contract in less than a month.
- 1624 Tigertail Avenue | 3 Days On The Market | Sale Price: $684,500 | Broker: EWM Realtors
- 3010 Emathla Street | 1 Day On The Market | Sale Price: $1,550,000 | Broker: Coldwell Banker
- 3265 Coacoochee Street | 7 Days On The Market | Sale Price: $754,250 | Broker: EWM Realtors
- 3400 South Moorings Way | 9 Days On The Market | Sale Price: $1,250,000 | Broker: Coldwell Banker
- 3085 Calusa Street | 11 Days On The Market | Sale Price: $405,000 | Broker: Platinum Properties
It is essential to have a local Realtor who knows the numbers, tracks the market and can price your home correctly. If you are interested in selling your home I would be happy to give you a no pressure home valuation. Call me on my cell at 305.342.1623 or send me a message here.