Miami real estate news and information

Archive for the 'LUXURY & WATERFRONT PROPERTY' Category

Grovenor House: 2627 S. Bayshore Drive in Coconut Grove

 

Ugo Colombo’s 32 story highrise  luxury condo in Coconut Grove continues to attract buyers… three years post-opening…. and three years after selling out $5 million  in condos within literally the first 45 minutes!  Grovenor House Pool

 Grovenor House, built in 2006,  is Colombo’s sole waterfront condo in Coconut Grove…  his other high end highrises primarily concentrated along Brickell Avenue and on Miami Beach.

Grovenor House front

 

List prices today in the MLS  for Grovenor House condos run  $669,000 – $16,900,000 ($419-$1,855 / square foot). 

Grovenor House Marina View

That puts the average list price at $2,506,875  for 2,761 square feet of air space overlooking Coconut Grove’s Biscayne Bay…. in other words $739 per square foot – asking price.Grovenor House View

  Despite the Miami condo glut, and recent foreclosures hitting the high-end real estate market hard, Grovenor House and other waterfront luxury property is holding it’s value. The overall lack of buildable waterfront property adds a premium to existing ‘waterfront’… in Miami as elsewhere.

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What is MY HOUSE WORTH? Selling Real Estate in Miami

 

What Is My House Worth?   bilancia

FOR A COMPARATIVE MARKET ANALYSIS (“CMA”) OF YOUR PROPERTY,  showing recently SOLD relevant properties,  as well as any currently FOR SALE ,  conact  the Restivo Team at EWM REALTORS.   

Curious as to what the value of your property is, and whether this would be the right time for you to sell?   

For a no pressure market valuation, contact us through www.MiamiRealEstateCafe.com  or 305 793 1365 or 305 632-1064.

READY TO SELL YOUR HOUSE NOW?   Considering listing your property  for sale?  All preliminary information is entirely confidential, and there is no pressure to sell with us.   We invite you begin the mutual evaluation process … just send us a note here.  We will determine together whether this might be the right time, and whether there is a ‘fit’.

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Santa Maria on Brickell – Still a Highly Desirable Miami Address

 

Not a bad track record…   Ugo Colombo’s highrises still rank among the very top of Miami’s most desirable condos. 

  Santa Maria Terrace 

The Santa Maria, built in 1997,  as of right now, has list prices averaging  $702 / square foot in the MLS … despite foreclosures  Read the rest of this entry »

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FIND COMPS FOR THIS HOUSE! Global Challenges beyond Miami?

 

PUT A VALUE ON THIS… if you can!  This is a house that makes real estate exciting!  Miami certainly has her share of  REMARKABLE properties… but I’ve yet to come across one that could even remotely hold a candle to this one!   Pricing it would unquestionably be an ART!  (… as opposed to a science!)

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   Rhode Island, on Narragansett Bay.  Welcome to Clingstone!

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This 103 year old mansion was bought  by Henry Wood in 1961, after two decades of literally sitting empty!

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A summer house!  Unlike Miami, winter in Rhode Island can be rather harsh, and the  Jamestown boatyard has to haul (and store) the family’s boats and floating dock each winter (in exchange for a brief respite on the island in the summer, themselves!)

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Henry Wood, a Boston architect, bought this incredible house in 1961.     Care to guess at what he bought it for?   He bought it for a mere $3,600.00.

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Three stories.  10 bedrooms.   360 degrees of  WATERFRONT windows with indecently beautiful views … and…  a rather charming  sense of humor !   “No Entry After 3 Drinks or 86 Years of Age”  warns of potential peril at the base of a precariously-steep stairwell.

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A rare ‘deal of a lifetime’,  Clingstone  was completed in 1905. The total price for the original construction was $36,982.00.  Regardless of the condition of this house in 1961 when Henry Wood bought it, I think he got a steal of a deal!

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A glimpse back in time… documenting history for all eternity. No lawn, no neighbors, no cars and no streets … and THAT has certainly not changed!  Who else can say that?

A friend, looking for waterfront property in Florida, eventually to retire to waterfront Miami, shared this house with me – and I fell in love!  This is the stuff dreams are made of!  To my knowledge, Clingstone is not for sale. If it were, I’d love a stab at pricing it (I would actually rather BUY it!).  Miami is breeding ground for dreams too, and of course,  I would be pleased to help find yours.  If you are interested in buying property in Miami, please call me at 305 793-1365, or send me a note here. If you would  like to receive my blog posts directly into you inbox, subscribe here, and stay updated on all the Miami real estate information… truth, insight, and some smiles.   Just for a moment though, this  island home in the middle of Narragansett Bay is absolutely foremost in my thoughts!  MiamiRealEstateCafe.com

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Best Selling Water View Condos on Brickell – The Plaza on Brickell

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 The_Plaza_on_Brickelltwo-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.

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E LAKE COMMUNITY: Lakefront in Miami! OPEN HOUSE SUNDAY September 13 (2-6pm)

Come for a glass of wine and preview  breathtaking waterfront  9200 SW 140 Street on E Lake:  OPEN HOUSE THIS SUNDAY 2pm-6pm September 13th.  CIMG1418Enjoy an afternoon on E Lake.  Outdoor lifestyle worth exploring … E Lake… in the Falls area of Miami: 4 bedroom beautifully updated home.  E-Lake for sale!  $1,195,000.00.CIMG1394

Wave runners, sailboats, ski boats, rafts, wake boarders… private sandy beaches… and a water  quality (which is tested monthly) that has been (for over 30 years  now) exceptional!  From your dock you can see fish. From your beach front chickee hut you’ll enjoy breathtaking sunsets.  E-Lake affords  an active-lifestyle for the sports-oriented.  It also offers laid-back peace and quiet for those wanting resort-style tranquility in the privacy of their own backyard.  Curl up in a hammock with your favorite book.  Enjoy a leisurely bar-b-que down by the waterfront.  Take a boat ride at sunset over to visit with friends.  Enjoy  the privacy … or the sense of community.  At E Lake you can certainly have both.  Living on the lake affords an outdoor, active lifestyle unique to this particular area of Miami… and it offers a retreat where you can savor every minute of your spare time. CIMG1343

E-Lake Community extends between SW 136th Street  and SW 144th Street (on the north and south), and from SW 92 Avenue over to SW 97 Avenue (on the east and west).CIMG1404

Property is rarely available on E-Lake.  Many of the original Jennings homes (which sold for $15,000 – $20,000) still stand, the lots  they sit on, themselves,  selling for over a million.  

 For more information on E-Lake, contact the Restivo Team at EWM Realtors  (305) 793-1365.  Hope to see you at 9200 SW 140 Street… an original Jennings built home, updated and beautiful… with a backyard that will take your breath away! Come see for yourself on Sunday, September 13th!

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Miami Real Estate| E Lake Community – 9200 SW 140 St. Miami

Want to live somewhere really fun?  Boat,  fish, swim?  You might want to take a peak at  E-Lake.  The 76 acre Miami lakefront community is home to  a handful of residents who rarely relinquish their claim to the lakefrontJennings-built homes originally sold for $15K – $20K in the 1960’s and 1970’s. Today the lots themselves sell for more than a million! We have one listed now… at 9200 SW 140 St …  the least expensive piece of property on E Lake… updated and beautiful!

E Lake Aerial !

Wave runners, sailboats, ski boats, rafts, wake boarders… private sandy beaches… and a water  quality (which is tested monthly) that has been (for over 30 years  now) exceptional!  From your dock you can see fish. From your beach front chickee hut you’ll enjoy breathtaking sunsets.  E-Lake affords  an active-lifestyle for the sports-oriented.  It also offers laid-back peace and quiet for those wanting resort-style tranquilityin the privacy of their own backyard.  Curl up in a hammock with your favorite book.  Enjoy a leisurely bar-b-que down by the waterfront.  Take a boat ride at sunset over to visit with friends.  Enjoy  the privacy … or the sense of community.  At E Lake you can certainly have both.  Living on the lake affords an outdoor, active lifestyle unique to this particular area of Miami… and it offers a retreat where you can savor every minute of your spare time.

Everyone has a backyard that butts up on the lake.  Many of the residents have boats.  Because of the sense of community, rules are few and far between, but there’s a sense of caring and respect that’s refreshing. Residents have a voluntary annual contribution of $150 toward testing and treating the water and a desire to maintain not only the lake and but the quality of life.  There is no homeowner’s association.  What there is, is a common thread… a lifestyle that revolves around the outdoors, and an enjoyment of life and living… and a glimpse back, to a time when being a “good neighbor” .. and where pride and respect mattered. 

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What’s the history of E Lake?   In the early 1920’s Henry Flagler  bought the land around E Lake  as a rock quarry… for the coral rock, limestone (also known as oolite)   needed to build his railroad.   The rock was crushed to form  the bed of the tracks, and  used in making the cement for necessary bridges and other structures. Flagler’s railroad was to go from Miami all the way down to Key West.  Because of the aquifer and Miami’s unique water table, the quarry began to fill with water. In spite of concerted efforts, the digging apparatus couldn’t contend with the infiltration of water… eventually causing excavation to cease.  By the 1940’s  a fresh water lake filled in the rock quarry, and  when seen from above, the lake looks like  the letter “E”.  The largest of the fingers is to the north, with the depth ranging  from 35 ft on the east  to  over 60 ft on the west side.   E-Lake Community extends between SW 136th Street  and SW 144th Street (on the north and south), and from SW 92 Avenue over to SW 97 Avenue (on the east and west).

9200 SW 140 St - E Lake - Miami

Not surprisingly, the rock quarry site which is now the  historic Venetian Pool in Coral Gables similarly filled with water,  due to Miami’s natural underground springs. The Venetian Pool ( a few miles to the north of E-Lake)  became an elegant  public swimming hole for local Gables residents. Not much of a surprise to see other construction in and around Miami having to deal with that Miami aquifer even today!

By the 1960’s two developers began building homes on the land immediately surrounding E-Lake.   F & R  Builders and Jennings were the two prominent builders and many of their homes are still right where they built them.  Jennings homes are known for the scalloped edges in the closets, and their solid construction… enabling Jennings homes  throughout South Florida to withstand hurricanes in the days when  shutters or impact windows were the name of the game. Today,  many of the original Jennings homes on E-Lake have been added to, enlarged or remodeled.  Nevertheless,those homes that originally sold for $15,000.00-$20,ooo.00  occupy lots  today that themselves are valued at over a million dollars.   Real estate has long been a wise investment!  There are certainly market ups and downs, but in the long run, real estate (especially water front property) often appreciates nicely.   Homes are not often available on E-Lake.   If you have an interest in E-Lake, contact The Restivo Team at EWM Realtors  (305) 793-1365.    The Restivo Team just listed 9200 SW 140 St on E Lake for sale, and the beautifully updated  4 bedroom lakefront Jennings-built home is for sale at $1,195,000.00.  www.MiamiRealEstateCafe.com

E-Lake Community … a lifestyle worth exploring!

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OPEN HOUSES DON’T SELL HOMES! WHAT DOES?

OPEN HOUSES don’t sell homes!  …  (So they say!) …   But I’ve SOLD  many homes to buyers who came because of an open house. (I even sold a CONDO to a buyer who was visiting a friend and got off on the wrong floor –  An hour later, we had a contract!) CIMG1421 

Who comes to open houses?  Everyone and anyone:  “Visitors” …  curious passers-by…  neighbors … “lookers” … “shoppers” …  and  yes,  actual real buyers.   

Will an open house sell your home?  Probably not.  YOUR REALTOR will sell your home.   An there are options:  Open Houses or Private Appointments. Which should you do?   Either or both… The  important thing is that it BE  SHOWN.  Statistics indicate that very FEW homes are ever bought  “sight unseen”.  The best way to sell a house ?  Make it visible and available to as many potential buyers as possible.  

Open houses aren’t for EVERYONE… Personally, I like OPEN HOUSES.   I hosted one yesterday for a stunning lakefront property at 9200 SW 140th Street …  on recreational  E-LAKE …  and served lunch to  Brokers and buyers, both. 

What’s the real benefit of hosting a broker’s open for the primary purpose of having other REALTORS see the property?   First of all Realtors do have buyers.  Furthermore Realtors walk, talk, network and share information with each other …  as well as with buyers.  Real estate is a business of connections, contacts and information-sharing.  Yesterday’s BROKER’S OPEN  brought more than just brokers and visitors.  It brought IDEAS!  Stay tuned… You can see  them on an  upcoming  Restivo blog on MiamiRealEstateCafe.com!   Watch for the blog  Unsolicited Advice from a Realtor: Selling Miami Better, Faster, Smarter!

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Buying a New House in South Florida? Can you GET WINDSTORM Insurance? Need SHUTTERS in South Florida?

What if you want to buy a house with PARTIAL SHUTTERS, or  without  any SHUTTERS WHATSOEVER? Not all homes for sale in Miami come with hurricane shutters!  Actually,  you might be rather surprised at how many homes  have NO  hurricane shutters…  NO impact glass… no protection!.hurricane_fran_nasa

Can you  GET windstorm insurance on a house without shutters? In applying for a mortgage,  your lender will require windstorm insurance…. but the question is CAN YOU GET IT?   The word is out  that Citizens  may REQUIRE   the house you are buying to  have hurricane protection on ALL OPENINGS…  (if  the value of the house is $750,000.00  or more).   Wow!  And if it doesn’t … what then?

Buying a new home in South Florida ?  You’ll probably want  information  … up to date, current  data… about  the latest  windstorm insurance requirements. Don’t rely on here-say!

Buying a house with PARTIAL SHUTTERS, or one completely WITHOUT shutters? There ARE  a couple of  quick fixes.  Here’s one:  Citizens will provide you with windstorm coverage, temporarily, right from the date of purchase, as long as the house is brought into compliance within a specified period of time  (That time is  SHORT … to be blunt… but it can/and will… do the trick in a pinch.)   Citizens will give you just under two months (post-purchase), to bring your shutter situation up to code!. Citizens will cover a property that has no shutteres (or has partial… or  ‘not-to-code’ shutters), provided that the buyer brings the property up to snuff within 5o-some-odd-days from the time of purchase.   EWM Realtors Vicki Restivo and Alexandra Restivo  offer solutions, and make home-buying easy.  Questions?  The Restivo’s have answers!    http://www.MiamiRealEstateCafe.com

South Florida’s MAIN carrier  is Citizens. (Yes, there area handful of other windstorm insurers… but, they are few and far between).  A couple those  OTHER carriers, by the way, will insure properties that have no shutters.  They impose a value limit  up to, and not beyond,  a million dollars on the home itself.  If you’re looking to  buy a home  or vacation property in Miami,  rely on a Realtor who knows the ropes:  We’ll walk you through the process… one step at a time:   305 793 1365 Vicki Restivo…   305 632-1064  Alexandra  Restivo . Have the right information at your fingertips.  There are so many ways to save money when purchasing a home … and it’s not JUST on the purchase price or on insurance!   

Windstorm rates in Miami are promulgated.  And for some odd reason,  rates are higher to the west side of the highway…  lower to the east side of the highway.  (By ‘highway’  I am refering to  US 1…   also known as South Dixie Highway).  For the life of me though, I cannot fathom why  rates GO DOWN as you get  nearer to the water, but they do…  and if you can explain that,  I’d love to hear from you!

Throughout Miami,  you’ll see absentee owners  whose homes are barracaded for the season … contrasting with others of us,  slapping together last-minute or “partial -shuttering” …  (as the shelves of Publix are nearly literally being stripped of food).

Miami is a breed in and of itself… a melting pot of ideas … Some of us look forward to our hurricane parties… neighborhood  festivities and comraderie.  Others flee.  (I’ve  done both:  Once forced to evacuate because we were in a floodzone, but every other time, we’ve stayed  to savor  forced  computer -abstinance, no  AC or  electricity…  as we hunker down and relish  pre… and post… hurricane parties … tepid beverages, and barbeques, and spit baths,  pooside!)

Many “Miamians” have  lived in the same home and  same neighborhood for years or decades, with no  hurricane protection (ever!)  and  no damage  (ever!).  Eventually,  a few of those iconic homes actually go up for sale.  You MAY stumble across one … fall in love… and decide to buy!

Yes, you CAN buy a home with NO  hurricane shutters AND  yes, you CAN get insurance on it.  You’ll just have to bring the house into compliance in just under 2 months… if Citizens is the carrier…  or… you can opt to pay  higher premiums…  use an alternate  carrier…  and keep up the ‘tradition’ before you.   There ARE CARRIERS  who will cover a house valued at up to $1,000,000.00  with  NO  shutters …  and  NO obligation to install them…. for  a higher premium.   The Restivo Team at EWM Realtors ( 305) 793-1365 or 632-0164 will give you the resources, and  spell out the options.   There are ALWAYS options.   Call us.  We’ll help.  Together, we’ll find you just the right house …   MiamiRealEstateCafe.com  Contact Us with any questions.  We’ll  respond (and may well blog about it  too… because if you’ve got a question, chance are,  someone else will have one too!).  Buying/ Selling?  Contact me.

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Wake Up to Private Recreational Lakefront – Boat/Fish/Swim/Jetski – E-Lake: 9200 SW 140 St. Miami

Private Lakefront PropertySWIM.  JETSKI. BOAT. FISH.  Wake up to waterviews and direct LAKE ACCESS.   Your own private dock  and your own white sandy beach. Resort-style recreational living in Miami: 9200 SW 140 St, Miami Florida.   Sunset Daquiris as you gaze out over the water. Two Chickee Huts (one lakefront and another in the backyard by the Koi Pond and waterfall). Richly landscaped 1/2 acre of grounds… with a backyard that will TAKE YOUR BREATH AWAY! CIMG1294 Brick pavers … paths … a sparkling pool and a covered terrace. And… YOU CAN LIVE HERE!                        

9200 SW 140 St, Miami, Florida… on E-Lake!

This property is really ALL ABOUT THE OUTDOORS, and the LIFESTYLE OF LIVING on E-LAKE! 

The ONLY thing hard about living on E-Lake would be leaving  for work in the morning!   Fortunately the location is central and  just minutes to Coral Gables, South Miami, Coconut Grove, Miami International Airport and the expressway.

Wild horses couldn’t  tear me away!                                                            May I invite you to see it?

 

CIMG1355Perhaps you’d like to know a little something about the inside the house at 9200 SW 140 St?     Beautifully UPDATED 4 bdrm/ 2 bath home with rich amber-colored travertine flooring and  Brazilian cherrywood floors throughout…   a comfortable flow. CIMG1377

 

Spacious and elegant kitchen design,    perfect for entertaining…  granite counters,  warming drawer, wine fridge, self-closing drawers, exquisite cabintry work, and stainless steel appliances. 

There’s a charming breakfast room … with glass  doors overlooking the garden and pool.   This E-lake house is available now, listed for sale  by Alexandra and Vicki Restivo at $1,195,000.00  ( 9200 SW 140 St – Miami – Florida 33176 ).

The interior of the home is light and open… the family room framed by a massive fireplace  that just begs to be lit (…even if you might have to crank up the airconditioner first!).  Glass doors overlook  the grounds. There’s a separate, formal,  comfortable dining room for entertaining.

CIMG1302Gardens are tasefully and lavishly landscaped… and … the backyard will   absolutely TAKE YOUR BREATH AWAY!  9200 SW 140 Street.  E-Lake is a totally RECREATIONAL lake in  Miami, Florida.

The setting and the ambiance give this  home a somewhat secluded feel (in the very best sense of the word)… E-lake, and this particular house at 9200 SW 140 Street, are a world apart from the hustle-bustle of Miami. What sets it apart most is the magnificence of the lake, the superb backyard and grounds, and the subtle elegance of the home itself.CIMG1304

Sun, shade, nooks and crannies  … You can      curl up under the palms and tree canopy with a good book … or wander   off to savor your   morning ‘caffe’ on a    shady terrace…. relax       in the backyard …  or stroll barefoot  along      the waterfront  …  burrowing  your toes in the sand

Start the day out right, go for a swim… take the boat for a spin…then unwind in paradise after a day out in the ‘real world’.   Just come home… Living on E-Lake is unique … offering you an utterly enviable lifestyle … and this home offers  a rare chance to have that!

In the back there’s a spacious chickee hut surrounded by a moat/pond…a beautiful Koi pond with sounds of the waterfall that feeds into it. Property on E-Lake is not often available.  This home at 9200 SW 140th Street  is situated on a corner lot. It’s one of the most sought-after  locations on E-Lake… and the home itself  is beautifully re-done!  Waterfront with understated beauty and a lifestyle you won’t find anywhere else.

 

CIMG1355The outdoor allure of E-Lake is unique…        simultaneously offering you an active lifestyle                    along with a  tranquil twist.

Shady nooks and  crannies to curl up with a book … savor your morning ‘caffe’ …. or unwind after a day in the ‘real world’. 

Come home to paradise, to pampering… and to utter relaxation.   

One of the most sought-after waterfront locations           on E-Lake!   

Come home.   The REST is ALL ABOUT YOU!  

Call the Restivo’s … and take a peak a what E-Lake is all about.  MiamiRealEstateCafe.com

OPEN HOUSE: SUNDAY August 23  (noon-2pm)

BROKERS OPEN: WEDNESDAY August  26 (noon-3)

… or … contact Vicki Restivo (305)793-1365  and  Alexandra Restivo (305)632-0164 for a private viewing.

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