WITH 50 PROPERTIES CURRENTLY LISTED FOR SALE IN PINECREST FOR $2 MILLION UPWARD,  THIS ONE STRUCK ME FOR A NUMBER OF REASONS…   THE TWO THAT MATTER MOST TO BUYERS: VALUE AND QUALITY.

LISTED BY GREATER  MIAMI INVESTMENTS, INC  THIS HOME IS PRICED AT $2,275,000.  UNPRETENTIOUS AND PRIVATE , THE HOUSE ITSELF IS SET WELL BACK FROM THE ROAD (AND ON ONE OF THE NICER STREETS IN NORTH PINECREST).  IT HAS BEEN STUNNINGLY REDONE INSIDE… CONTEMPORARY IN STYLE… A SINGLE STORY HOME… RENOVATED (BEAUTIFULLY!) TWO YEARS AGO -  IN 2008.  

COMPARING THIS PROPERTY TO OTHER SIMILARLY PRICED PINECREST HOMES, THIS ONE STANDS SHOULDERS ABOVE THE VAST MAJORITY.  IF YOU ARE IN THE MARKET FOR A HOME IN THE $2 MILLION  PRICE RANGE,  YOU MIGHT LIKE TO KEEP THIS ONE IN MIND:  5745 SW 97TH STREET, PINECREST, FLORIDA, ON JUST UNDER AN ACRE.  IT’S LISTED AS  A 5 BEDROOM 5 BATH HOME  (6,224 SQUARE FEET OF LIVING AREA) WITH  A FORMAL LIVING ROOM, FORMAL DINING ROOM, FAMILY ROOM, FIREPLACE,  ‘MAN ROOM’ /GAME ROOM”, GUEST/IN-LAW QUARTERS, AND A MASSIVE MASTER RETREAT  - AND HAS ONE OF THE BETTER-DESIGNED MASTER-CLOSET “SUITES” I’VE SEEN (THE CLOSET ITSELF IS LARGER THAN MANY BEDROOMS IN PINECREST!)… THERE IS A SPA FEEL TO THE MASTER BATH AND TO THE OUTDOOR POOL PATIO AREA.  AND THE ENTIRE HOME HAS A ZEN-LIKE PEACEFUL FEEL ABOUT IT …  THE AURA OF A FIVE STAR EUROPEAN BOUTIQUE HOTEL.

I WOULD BE PLEASED TO ARRANGE TO SHOW THIS  OR  OTHER HOMES TO YOU.  IF YOU, OR SOMEONE YOU KNOW,  ARE  LOOKING TO BUY OR SELL REAL ESTATE IN SOUTH FLORIDA, AND ARE LOOKING FOR AN EXPERIENCED REALTOR TO HELP YOU, PLEASE DON’T HESITATE TO CALL ME ON MY CELLULAR ANYTIME AT 305-793-1365 OR SEND ME A MESSAGE HERE. 

KEEPING YOU UPDATED ON THE SOUTH FLORIDA REAL ESTATE MARKET … THANK YOU FOR READING  MiamiRealEstateCafe.com.   THE RESTIVO TEAM.

AFTER SUBMITTING COUNTLESS OFFERS  (ON REGULAR… AND SHORT SALE LISTINGS) ON BEHALF OF TWO VERY DETERMINED AND SPECIAL  BUYERS OF OURS,  I AM TELLING YOU,  IF YOU HAVE THE STOMACH FOR IT, YOUR PERSEVERANCE AND DILIGENCE  COULD PAY OFF  –  BIG.  DOES IT ALWAYS?   NO, OBVIOUSLY NOT.   I AM NOT IMPLYING THAT, BY ANY STRETCH OF THE IMAGINATION.   BUT THIS STORY IS ONE FOR THE BOOKS! 

IF YOU’RE GOING TO GET YOUR FEATHERS RUFFLED BY THE ROLLER COASTER RIDE OF THE SHORT SALE PROCESS,  DON’T GET ON THE RIDE.    BUT… IF YOU HAVE  1) A KNOWLEDGEABLE REALTOR WHO WILL STAND BY YOU TILL THE BITTER END,  AND  2)  A REALLY  GOOD ATTORNEY REPRESENTING YOU… YOU MAY SNARE THE STEAL THAT SO MANY ARE HOPING FOR THIS MARKET.

CONGRATULATIONS TO OUR CHEERFUL, UPBEAT,  UTTERLY DETERMINED, AND MARKET-SAVVY BUYERS … WHO JUST BOUGHT AN ACRE HOME IN PINECREST -  AFTER MONTHS OF NEGOTIATIONS  AND I MUST ADMIT,  LOTS OF UPS AND DOWNS AND A FAIR NUMBER OF QUIRKY QUESTION MARKS!

THE HOUSE OUR BUYERS WERE DETERMINED TO BUY, SOLD FOR HALF  OF THE ASKING PRICE.  THEY JUST CLOSED… AND  HAVE THE KEYS IN HAND.  THESE HOME-BUYERS PURCHASED A PINECREST ACRE HOME FOR HALF THE SHORT SALE LIST PRICE! THAT IS RATHER UNUSUAL  IN TODAY’S MIAMI REAL ESTATE MARKET IN WHICH PROPERTIES ARE SELLING WITHIN  3%  -  5% OF THE FINAL LIST PRICE.  

(THAT’S A GOOD REASON TO PRICE YOUR PROPERTY CORRECTLY, IF YOU’RE IN THE MARKET TO SELL.)  

TUCKED AWAY ON A PRIVATE STEET IN NORTH PINECREST,  THIS  5 BEDROOM 5 BATH CUSTOM HOME WITH A TENNIS COURT, CHICKEE HUT, POOL  … ON OVER AN ACRE OF LAND… WAS LISTED FOR $1,875,000 - AND SOLD FOR $950,000.  

MY PHONE HAS BEEN RINGING OFF THE HOOK, NOW THAT THE SALES PRICE IS PUBLIC INFORMATION IN THE MLS.   ($161.37  A SQUARE FOOT IN PINECREST) 

THE HOUSE  APPRAISED ABOVE THE CONTRACTED SALES PRICE, WHICH, AGAIN, IS  UNUSUAL … GIVEN THE CURRENT REAL ESTATE MARKET IN MIAMI, AND THE FACT THAT LENDERS AND APPRAISERS ARE CAUTIOUSLY WARY OF OVER-APPRAISING.  WE ARE SEEING MORE AND MORE APPRAISALS COMING IN “AT” OR “JUST BELOW”  CONTRACTED SALES PRICES.  APPRAISALS ABOVE THE CONTRACT PRICE  ARE FEW AND FAR BETWEEN. AND THIS IS ONLY THE THIRD SALE THIS MONTH THAT I HAVE SEEN COME IN  “OVER”.

6915 SW 101 STREET IN PINECREST.   NATURAL LIGHT, STONEWORK,  FIREPLACE,  OFFICE, GYM, WET-BAR …. FRUIT TREES … SERENE SETTING … AND TRANQUILITY.

WE SUBMITTED AN OFFER ON THIS HOUSE ON BEHALF OF OUR BUYERS IN  JANUARY 2010. OUR OFFER WAS BASED ON RELEVANT RECENT SALES IN PINECREST, PRICE PER SQUARE FOOT, ALLOWANCES FOR REPAIRS , CONDITION, LOCATION, LAND … TAKING INTO CONSIDERATION OTHER CURRENTLY LISTED PROPERTIES COMPETING FOR BUYERS….  KNOWING THE MARKET INSIDE OUT.

THE SELLER’S LENDER COUNTERED IN MAY. WE NEGOTIATED … AND CLOSING WAS FINALLY SET FOR JULY.  WAITING  OVER 6 MONTHS TO CLOSE IS NOT FOR EVERYONE … AND I CAN PROMISE YOU THAT THERE ARE NO GUARANTEES WITH A SHORT SALE THAT YOU WILL BE SUCCESSFUL AT ALL.  BUT IF YOU’RE WILLING TO HANG IN THERE, YOUR DILIGENCE AND PATIENCE COULD POSSIBLY PAY OFF.  

THIS PARTICULAR SHORT SALE WAS FRAUGHT WITH COUNTLESS HURDLES. 

JUST  BEFORE OUR “FIRST” EXPECTED CLOSING DATE ,  THE SELLER’S LENDER RECEIVED AN ODDLY ERRONIOUS NOTIFICATION THAT OUR BUYERS HAD OPTED OUT.  THE ENTIRE FILE  MYSTERIOUSLY VAPORIZED …. ALL RECORDS OF THE TRANSACTION FELL FROM THE BANK’S EQUATOR SYSTEM….  DISAPPEARED.   OUR OFFER HAD TO BE RESUBMITTED, A NEW APPRAISAL AND REVIEW ORDERED, MORE NEGOTIATIONS.   A POST OCCUPANCY WAS OUT OF THE QUESTION. THE SELLERS MOVED OUT TO COMPLY WITH THE CONTRACT TERMS… AND THE HOUSE SAT EMPTY.   THE SHORT SALE BANK ORDERED  ANOTHER APPRAISAL AND REVIEW.   BUYERS AND SELLERS (BOTH) HAD ATTORNEYS REPRESENTING THEM.   THE TERMS OF THE SHORT SALE HAD BEEN FULLY NEGOTIATED.  OUT OF NOWHERE, WHEN THE FILE VAPORIZED JUST DAYS BEFORE THAT FIRST CLOSING DATE… WE DUG IN OUR HEALS AND STARTED THE PROCESS UP AGAIN.   STRANGE THINGS HAPPEN WITH SHORT SALES, AND THERE ARE DEFINITELY NO GUARANTEES.  IT TOOK ALMOST NINE MONTHS TO CLOSE THIS! 

TYPICALLY, SHORT SALES ARE SOMEWHAT OF A ROLLER COASTER RIDE, AND NOT FOR THE FAINT OF HEART… BUT THIS WAS ONE TO STRAP IN FOR.  THE FILE DISAPPEARED FROM THE BANK’S  EQUATOR SYSTEM.   EVERYTHING HAD TO BE RESUBMITTED, A NEW APPRAISAL ORDERED, ADDEMDUMS WRITTEN… A NEW NEGOTIATOR ASSIGNED, THE FILE REVIEWED… MORE TIME … CONCERNS… DELAYS… QUESTION MARKS.  

ALMOST NINE MONTHS INTO NEGOTIATIONS,  WE WERE NOTIFIED THAT WE HAD BANK APPROVAL  (THE SECOND APPROVAL … AND COULD SCHEDULE CLOSING!)   THE SELLER’S ATTORNEY WAS LEAVING  ON VACATION THAT AFTERNOON!  DESPITE  HURDLES AND HICCUPS, WE CLOSED… WITHIN HOURS.

WORTH IT?   YOU HAVE TO ASK YOURSELVES IF YOU HAVE THE STAMINA TO HOLD ON TIGHT … IF SO, YOU MIGHT JUST WIND UP WITH A  REAL PRIZE.  THESE BUYERS DID, AND THEY NOW OWN  WHAT IS CURRENTLY VIEWED AS  ”THE  DEAL IN PINECREST“…  IT WILL BE FOR SOME TIME…  WARMEST CONGRATULATIONS TO OUR BUYERS!   WE CAN ALL CELEBRATE NOW… FINALLY!

IF YOU, OR SOMEONE YOU KNOW, ARE LOOKING TO BUY OR SELL REAL ESTATE IN MIAMI, AND WANT A KNOWLEDGEABLE LOCAL REALTOR, PLEASE DON’T HESITATE  TO CONTACT ME ON MY CELLULAR AT 305-793-1365 OR DROP ME A NOTE HERE.  THE RESTIVO TEAM - EWM REALTORS INTERNATIONAL. WE WOULD LOVE TO ASSIST YOU.

148 ISLA DORADA IN COCOPLUM :  THIS STATELY FRENCH CHATEAU JUST SOLD FOR 30% BELOW  ORIGINAL LIST PRICE  (AND  12%  BELOW THE MOST RECENT ASKING PRICE).  WE CLOSED YESTERDAY, AND ARE HOPING THE WEATHER HOLDS, SO OUR BUYERS CAN MOVE IN WITHOUT HAVING TO DODGE THE  RAINDROPS. 

IT IS A PLEASURE WORKING WITH  BUYERS, SELLERS, REALTORS  AND ATTORNEYS  – WHO COLLECTIVELY MAKE

THESE  TRANSACTIONS  POSITIVE AND MEMORABLE.  WE APPRECIATE ALL OF YOU!

CONGRATULATIONS TO OUR NEW HOME OWNERS!   EVERY HAPPINESS    TO YOU    and    TO YOUR FAMILY !

THE PERFECT HOME … AND IT  SOLD  FOR TWO REASONS:  PRICE and VALUE.

COMPELLINGLY PRICED, THIS HOME SOLD FOR $402.60 A SQUARE FOOT.  

EQUALLY AS IMPORTANT, COCOPLUM WAS THE  IDEAL LOCATION FOR THIS FAMILY (PRICELESS!): 

CORAL GABLES  (ADJACENT TO COCONUT GROVE & SOUTH MIAMI)  IN ONE OF MIAMI’S TOP LUXURY GATED COMMUNITIES.  EXCELLENT SCHOOLS NEARBY.  COMFORTABLE COMMUTING DISTANCE TO WORK .  EASY ACCESS TO MIAMI INTERNATIONAL AIRPORT, DOWNTOWN MIAMI, THE UNIVERSITY OF MIAMI, SHOPPING, DINING,  MIAMI BEACH AND KEY BISCAYNE. 

GATED CHATEAU…IN COCOPLUM… NEAR THE CLUBHOUSE AND TENNIS COURTS … WROUGHT-IRON GATED, DOUBLE HEIGHT ENTRY FOYER,  5 BEDROOMS, 4.5 BATHS, BREAKFAST ROOM,  STUDY, RESORT-STYLE POOL

IF YOU FOLLOW THIS REAL ESTATE BLOG:  YOU KNOW THAT WHENEVER YOU’RE READY TO MOVE…  WE LISTEN …    WE MATCH YOU  WITH THE HOME YOU FALL IN LOVE WITH, AND MOVE INTO.    THE RESTIVO TEAM –  EWM REALTORS INTERNATIONAL

THREE BEDROOM PRIVATE RESIDENCE  (A TWO STORY HOME)   JUST LISTED  –  $329,000.00.

15781 SW 147 Lane  in  Miami, Florida

MAGNIFICENT POOL HOME!       BEAUTIFUL UPGRADES/FINISHES.      LOOKING FOR VALUE?    FIND IT HERE: 

GRANITE KITCHEN OPENS TO FAMILY ROOM.  20″ MARBLE FLOORING & WIDE HARDWOOD FLOORS THROUGH-OUT. FORMAL DINING ROOM, FORMAL LIVING ROOM, CONVERTED RECREATION ROOM/PLAYROOM.

WARM, DECORATOR COLORS, CROWN MOLDING, UPGRADES GALORE.

BUILT IN 2004.    REFINED INTERIOR SPACES/FINISHES.

THREE BEDROOMS,   EACH UPSTAIRS,    EACH WITH EN-SUITE  BATHS. 

PRIVATE HEATED  POOL/PATIO.   CABANA  BATH.     OUTDOOR STORAGE SHED.     ACCORDION SHUTTERS.

 NEAR TAMIAMI AIRPORT & COUNTRYWALK.  TO PREVIEW THIS HOME OR OTHERS IN SOUTH FLORIDA   CALL ME TODAY.   

At 500 Brickell (in up-and-coming  Brickell area of Miami) you can find some rather compellingly priced condos … as the developer is very close to selling out.  NEW CONSTRUCTION:

1 bedroom units:  $248,900 up

2 bedroom units:  $344,000 up

3 bedroom units:  $487,000 up

Apart from the competitive pricing  (which in and of itself  makes the building worth taking a look at) … 500 Brickelloffers an array of rather attractive amenities: infinity-edged circular pools (one rooftop/one mid level -  both  of them open-air), massage and spa facilities, computerized security access, 24 hour concierge, an 18 seat  private cinema,  wine cellar and wine room, sports bar and club room, state of the art fitness center … 500 Brickell has outdoor lounge areas,a game room, balconies, terraces, entertainment facilities, concierge services … and some rather breathtaking views of Miami and the water.  Casa a Miami.

Located to the immediate south of downtown Miami (just across  the narrow Miami River)  500 Brickell is just over a small bridge connecting Brickell with Midtown Miami.  500 Brickell is just steps from Mary Brickell Village … and the nightlife, dining, shopping, and social scene that’s part of that neck of the woods.   Public transportation via the Metrorail is at your doorstep … along with a brand new Publix Supermarket nearby.

If you are looking for a condo in Miami and are considering Brickell or Miami Beach,  we are happy to assist you.  There are some well-priced investment opportunities, as developers are close to selling out …  You can buy brand new construction at very competitive prices.  Call us today -  Alexandra and Vicki Restivo ,  EWM International 305 793-1365

For a variety of reasons, villas and townhouses are a plausible answer to ‘what’s next?’ Whether you want to lock-up and take-off for a well-deserved romp around the globe… or  eliminate  entirely the hassle of maintaining a large home ( and grounds!)…  a townhouse can offer  freedom, without catapulting you into  quarters of claustrophobically minimal dimensions.  If you want  independence and elbow room …  and a condo is just too confining…the answer COULD BE  a townhouse.   

In both Coral Gables & South Miami there are several in the works – some in the development stages (having already broken ground, or about to)…   others ready for occupancy.  They run the whole gamut, with some available for under $500,000.  

The cream of the crop may well run from $1.2 million to nearly $2 million.  Some are located in more commercial settings with easy access to shops, dining and transportation… Others are situated in  absolutely charming residential settings.  Elevators, private garages, butler pantries, fireplaces, and a summer kitchens … are among the selling points that many offer.   Many have abundant outdoor space:  terraces, balconies …   and elegant, simplified luxury. It’s a “home”,  without the concerns a “house” might pose. 

Townhouses and villas are NOT in abundance, by any means, but there’s a smattering of them in Coral Gables, Coconut Grove, South Miami & Pinecrest… all adding a lifestyle option to what was previously limited to single family homes and condo living.  

In Coral Gables you have:

Venetian Coral Gables,

Old Spanish Village   (both preconstruction);  Valencia Gardens (currently under construction); and  Almeria Row, Casa Valencia, Valencia Grande, Villa Alhambra, Bermuda Village, Riviera Town Villas and Deering Bay (already built) … 

In Coconut Grove you have:

 Cloisters on the Bay, &  Abitare in the Grove…

In Miami, near the University of Miami you have Bridgepoint  …

In South Miami you have Oaklane (under construction) and Pine Manor (already built). 

And in Pinecrest you have the French Village.  Contact us for further information on buying or selling real estate in Miami… townhomes, condos, or homes.    We will be more than happy to assist you.  Alexandra Restivo restivo.a@ewm.com  or Vicki Restivo restivo.v@ewm.com      -   www.MiamiRealEstateCafe.com  Cercasi CASA a MIAMI?  Agencia Immobiliare EWM Realtors, International  305-793-1365

You asked about  condo opportunities available now on Brickell?  After my blog on The Best Selling Condos on Brickell I received a slew of inquiries regarding pricing/availability of two-bedroom units in The Plaza on Brickell.  For better or worse,  inventory throughout Miami’s  myriad of condo buildings changes  literally by the minute.  That said, as of this writing,  there are still 7  (in my opinion stunning!) water view two-bedrooms available in The Plaza, ranging in price from $409,900 to $629,900 (and ranging in size from 1054 - 1400 square feet).  Every single unit above the the 41st floor is what’s called a  “Sky Residence”,  with upgrades beyond what you’ll find from the 41st floor, down.     Half of the currently available 2 bedroom waterfront units fall into the “Sky Residence” category ( with high ceilings!) and a number of them have views  that are quite dramatic.  Currently the developer is entertaining discounts in the range of 6% -10%  (depending on whether you are financing/or paying cash).  The Plaza is Fannie Mae approved, which means you can get lender financing.  Looking for a waterfront condo on Brickell?  This may be the time to buy!  If you are interested in buying or selling property in Miami, please give me a call at (305) 793-1365 or send me a note here.  Receive my blog posts directly to your inbox.   Stay current with all the Miami real estate information …  subscribe here.

A better deal than the foreclosure down the street?   14793 SW 155th Place in Miami, Florida actually sold for $20,000 less than the foreclosure down the street … (the identical model, mirror image) . 

For everyone out there who is scrounging for a foreclosure “deal” … keep at least ONE eye peeled for those      willing sellers, with immaculate, under-priced gems.  There    are  a lot of them to be  found in Miami right now.    Between the foreclosure down the street and the willing seller who bought ‘right’ and is selling ‘right’ which makes for the “better deal”?   In part, it depends on who’s realistic… what that original purchase price  was … what their current mortgage is… and what the condition of the property is.

14793 SW 155th Place in Miami: New open kitchen, move-in condition (and despite a hiccup or two)  a happy seller…  In this case, it meant that our buyer ultimately benefited in more ways than one:   a bevvy of housewarming gifts from the seller (microwave, vacuum cleaner, paint and tile samples,champagne in the fridge, and an early closing … plus the house was delivered sparkling clean and with a smile… not to mention a $20,000 lower purchase price from the mirror-image model down the street!).

When you’re ready to move, and are looking for a well-priced property,  call us!  Miami has real gems! Restivo Team at EWM Realtors 305 793-1365  (restivo.v@ewm.com)