If you are relocating, a lease-purchase offers you the ability to lock in a purchase price (and yet still lease!)  …until you can sell the home you currently own.

Alexandra and I have two separate lease-purchase contracts …  in Miami (Pinecrest, Florida)… that we put together this month.  Two transactions really don’t constitute a wave …  or a trend for that matter … but it’s an option we thought worth sharing with you in our real estate blog  MiamiRealEstateCafe.com.   The terms can be worked out (as they are in any transaction!): to the benefit of both parties.

No two situations are ever the same.  Each and every real estate transaction is unique (no matter where or what it is).  

With each of these two contracts, the  buyers and sellers agreed in advance on the purchase price and rental amounts  as well as on the other terms -  including the length of time the buyer will have to exercise his/her right to buy,  any downpayment requirements, security deposits, all the lease terms,  and whatever amounts (if any) were to go toward the purchase price…   but each was structured differently. 

The lease-purchase docs are prepared by an attorney, after we’ve  negotiated and solidified the options, terms and conditions.  

As a buyer/tenant,  a lease-purchase allows you a cushion of time so you can sell your existing home before closing on your new one …   Each of these buyers were relocating  to Miami … *** One of them is opting  to rent furniture for their rental home ( so as to leave their own furniture behind until that house sells)  …***  The other has chosen to move everything here  (and professionally stage the house they’re selling). 

* I mention this because having furniture in a house tends to make it sell faster and at a higher pricepoint. 

Whenever you are ready to consider moving  (whether it be to buy, sell or relocate) …  we would love to help you.  Your Local Miami Real Estate Experts … Vicki & Alexandra Restivo  -  mother/daughter  team with EWM Realtors.   You can reach us here  … or through our direct line at 305 793-1365  or restivo.v@ewm.com  any time .

47% of Western European real estate acquisitions in Florida are for single family homes.  41% are for condos … with a handful looking for townhouses.

And 90% of them are paying cash.

Looking to buy, sell or relocate?  If you’re looking for a local Miami real estate agent to work with, we would love to hear from you.  Call us any time.  You can reach us on our direct line 305 793-1365  or email us at restivo.v@ewm.com .   Vicki & Alexandra Restivo @ EWM Realtors.

Contact the Restivo Team if you are in the market for a new home. We would love to help you take advantage of the great opportunities that are available to you.

Over 50% of all residential real estate purchases in South Florida are cash transactions…   And, by buying in cash, and not paying  a mortgage, you may well be looking at a  higher return on investment (ROI) … 

 The Miami real estate market has been getting stronger … especially for income producing property… (Consult with a knowledgeable accountant or Real Estate Attorney though … as to the benefits of buying in cash vs carrying a mortgage) 

And, given recent real estate trends,  aim toward a  long term return on investment … ( not short).  

That said though, short term investments have been gaining in popularity   …  We’ve seen a rise in the number of  investors  this past year  not only  ”covering their costs”   but  making a profit …   Many of them had no  mortgage … true … but because of a diminshed supply of  prime rental units in South Florida, there has been an upswing in rental pricing.  

The strategy for investing is normally to buy and hold on to real estate…  for 5-10 years … (as opposed to ‘flipping’ – which was popular in the boom years) …   Building equity over time …  allowing  property value to appreciate … is where investors tend to make money.  The idea is to cover most of your costs … write off some of them … and  then make your big money on the sale. 

Investors  who are buying in cash though …  with no mortgage…  have done surprisingly well in 2011 .   South Florida  properties in good locations and priced-well tend to rent out quickly.     And there seem to be more investors now who are profiting from  rental income alone …  an added benefit to long term investment.  Nevertheless, the real benefit to investment property often lies in the eventual sale of that investment…  several years down the road.

If you are considering buying, selling,  leasing or building we will be happy to assist you.  Contact  the Restivo Team at EWM Realtors …  restivo.v@ewm.com  Vicki Restivo at 305 793-1365   … Alexandra Restivo at 306 632-0164   or send us a note here 

1) Miami and  Miami Beach … as well as 

2) Fort Lauderdale

Ranked TOP 2  in 2011,  we expect them to be TOP 2 again  in 2012.     

Each are resort destinations …  home to jet-setting, bikini-clad sun-worshippers  …   with 1 BIG PLUS:  Both offer easy access  internationally  (to and from the Miami  and Fort Lauderdale airports) …  with the obligatory dining,  nightlife… shopping … glistening waters and sandy beaches .

NAR (National Association of Realtors) confirms that 30% of all purchases by foreign buyers in 2011 were in the Miami, Miami Beach and Fort Lauderdale areas (Miami-Dade and Broward Counties).

Following just behind those two areas , and ranked #3,  was:

3) Central Florida  -  which includes the towns of  Orlando and Kissimmee …  home to Disney World … Epcot  … and Universal Studios… as well as the University of Central Florida (UCF) which is one of the largest universitites in the U.S.       14% of all purchases by foreign buyers  in Florida  in 2011 were in Central Florida..

If you are considering buying, selling,  leasing or building property in South Florida,  we invite you to contact us anytime at restivo.v@ewm.com or on our direct line 305 793-1365.   We look forward to making your move to Florida a fabulous one!  The Restivo Team.

That question about  ’When to move’ is certainly a personal one.  Spending the holidays in the home you’re in now …  or starting NEW  holiday tradition elsewhere …   it’s not an easy decision. 

That said,  what I can say is that the majority of homeowners who ARE selling now tend to be serious sellers (given the current real estate environment).  And… most of properties listed for sale right now (whether they are condos or single family homes)  that are priced-well  do tend to sell  quickly.   It is a good time to be a buyer…. especially if you can recognize the good deals when they come around …  and are in a position to take advantage of the opportunities that present themselves.   

Now through Thanksgiving, and then again starting January 1st, are prime times for listing and selling in South Florida.  The market will likely dip between mid November and the end of the year.   That’s normal in South Florida, and normal in much of the country.    And there will be another big opportunity once spring and summer roll around, once more buyers are out, because spring and summer are prime times for families to buy and move.

The housing inventory in Miami-Dade dipped from where it was even just a few months back.  Unless we see an increase of shadow inventory that the Wall Street Journal and New York Times are reporting on and forecasting,  we will have less in the way of homes to chose from.  There are fewer homes listed for sale now in Miami.  (Homeowners who aren’t serious about selling seem to have  fallen by the wayside).    International corporations and the University of Miami are actively  recruiting and hiring.   The number of buyers moving  to South Florida is on the rise …   and if you are thinking about selling,  there are buyers, and we would love to help you sell.  

Please feel free to contact the Restivo Team at EWM Realtors at 305 793-1365 anytime you’d like more information - whether you are considering selling, buying, leasing or relocating.  Alexandra and Vicki specialize in residential real estate in the Miami area, and we will be happy  to refer you to other top real estate agents globally as well,  if you are looking to relocate elsewhere.  Vicki and Alexandra Restivo restivo@ewm.com .

That’s interesting because international buyers tend to pay cash and they certainly rely far less on conventional financing  than domestic buyers do ….  with fewer than 15% of foreign investors getting a mortgage.  

Interesting too is that the number of acquisitions by international buyers  (whether vacation property,  or for  investment purposes, or as a primary residence) continues to increase, especially in resort destinations like Miami… which bodes well the real estate market in much of South Florida for the remainder of 2011 and throughout 2012.

If you are considering buying or selling  property in South Florida, top local Realtors Vicki and Alexandra Restivo,  who specialize in the local South Florida/Miami Real Estate Market, would love to work with you. 

The Restivo Team at EWM Realtors will help you from the start, through to closing, and after …   from finding just the right house or condo for your needs,  negotiating the purchase,  recommending reputable and reliable service providers -  mortgage lenders, architects, attorneys, home inspectors, title and closing agents….  overseeing the process … and being there for you even after you close and move in!    Please contact us anytime by email at restivo.v@ewm.com  or on our direct line 305 793-1365 (You can call or text). Vicki and Alexandra Restivo  … EWM Realtors … Miami, Florida

If you’re considering that,  hopefully your timeframe for move-in is  at least somewhat flexible, because even with the best of intentions (and having the most conscientious of landlords and real estate agenst representing you)  deadlines can (and believe me, they do) get pushed back… and your move-in date delayed. 

We have been working with half a dozen families recently who decided to sign leases on homes that were  in the throws of being updated.  Why?  Because those particular properties seemed to be the nicest  listings available at the time, for the price.   The vast majority  (5) of those properties were delivered according to schedule …  But we are following up on a house  this afternoon that’s already a week late in it’s delivery …   frustrating beyond words,  for all parties involved…. Looks as though it is finally finished and ready-to-move-in as of tomorrow. 

If you or someone you know is looking to buy, sell or lease property in South Florida, and wanting a top local real estate agent to work with, call us on our direct line at 305 793-1365 or contact us at restivo.v@ewm.com.  The Restivo Team at EWM Realtors.    Call anytime!

Buyers who are relocating to South Florida, and foreign investors,  now comprise nearly half of our business…   We’ve seen a significant increase in home buyers relocating to Miami in 2011… in part as a result of  active recruiting by UM and other major corporations… and in part because of the shear number of opportunitiesthere are in Miami for international investors.   

Miami is among the top cities for investors and second-home buyers.

Our direct line  is 305 793-1365 or email us restivo.v@ewm.com for more information on buying or selling property in South Florida … or elsewhere…  We would love to hear from you !    Alexandra and Vicki Restivo  -  EWM Realtors.

Because  of the devaluation of the U.S. dollar  and the strength of many foreign currencies right now, property in Florida  (Miami in particular)  has become increasingly attractive to foreign buyers  who tend to purchase higher end,  luxury property.  

International buyers are inclined to buy in cash rather than relying on a mortgage or other financing … although they can certainly qualify for and get financing.

If you are looking for solid real estate investments in Miami, contact us on our direct line at 305 793-1365 or send us a note here.  Alexandra and Vicki Restivo at EWM Realtors .