Miami real estate news and information

Adjusted Square Footage … What It Means

If you’re grappling with how to determine home value, based on SQUARE FOOTAGE,  you’re not alone.

One of the most frequently questions our clients ask us is “How does this property compare to that, as far as price is concerned, based on square footage?

Knowing what comparable properties are LISTED and SELL for, helps.  But sometimes the square footage is   “adjusted” … sometimes “total” …. and sometimes “living”.

Realtors make every effort to calculate property value based on “Adjusted Square Footage”  –  at least in Miami Dade.  It can be confusing though, because the tax rolls and the property appraiser’s office and the MLS often differ as to the information shown  …  (and sometimes the  is inaccurate) …  Sometimes “adjusted square footage” isn’t shown, but instead “living area” and/or “total area” is).

In  Miami Dade we tend to use “ADJUSTED SQUARE FOOTAGE” in the Multiple Listing System (the MLS).   Many of the other internet sites (Realtor.com, Zillow, Trulia, etc) feed from the MLS.

“Adjusted square foot” measurements combine ground floor interior spaces & living areas, along with a percentage of each of these: the second story,  the garage, & any covered patio/porch/carport areas.

THE BREAKDOWN FOR DETERMINING ADJUSTED SQUARE FOOTAGE IS:

100% –  main house under air (1st floor)

80% – main house under air (2nd floor) … And this is because second story construction only costs roughly 80% of that of the ground floor costs to build.

66%  – Florida room/enclosed patios or additions.

50% – garage … again based on construction costs relative to the building costs associated with the main house.

50% –  laundry room

33% – covered patios/porches with overhangs.

 

***Screen-covered pool areas would not  be included (unless they had a solid roof).

***Sheds are not included.

 

I hope this helps clarify adjusted square footage .  If you have other questions or want more information, please call us …  The Restivo Hechtman Team at EWM Realty Int’l  305 793-1365  305-632-0164

(Appraisals for loan purposes  … that is another topic …for another blog).

“LIVING AREA” (air conditioned)

“ADJUSTED” (a percentage of  various covered spaces)

” TOTAL AREA” (everything).

 

 

 

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SOLD Near Metro Zoo

imageThe Restivo Hechtman Team recently represented the seller in the sale of 13918 SW 163 St.  This immaculate 4 bedroom 2 1/2 bathroom home  had multiple offers on in within the first few days.  Located near the Metro Zoo and Tamiami Airport and Air Force Base, this home sold within a week.

Features:  1,675 sq ft  …  2 story home … with a covered patio and fenced backyard… light & airy interior spaces … 4 bedrooms  upstairs … ceramic and wood floors throughout (with carpeting in the bedrooms).   “California Model” … No HOA.

We listed at $285,000 and it sold for $274,000, at $164 per sq ft.

Congratulations to our seller and a warm welcome to the buyers!

If you are interested in selling your home or are in the market for a new one, contact the Restivo Hechtman Team.  305 632-0164 or 305 793-1365  [email protected]

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Come see these magnificent Pinecrest homes!

Join the Restivo Hechtman Team this Sunday – October 9 – for two Pinecrest Open Houses, from 2-5 PM.

6330 SW 107 ST is a 6 bedroom, 7.5 bathroom home featuring lovely outdoor entertaining areas including a pool, covered patio and bbq. The home boasts a working fireplace, soaring ceilings, a separate children’s wing with play area and a private loggia off the upstairs master suite. Sophisticated elegance at it’s best.

alextphoto-com-restivo-6330-sw-107th-st-5-highres

10651 SW 65 Ave is a 4 bedroom, 3.5 bathroom home with grounds that rival Fairchild Tropical Gardens. The home has been remodeled and updated with impact windows and new bathrooms. There is also a magazine quality chefs kitchen that has been used in commercials. The updated home oozes charm and a the beauty of a classic Florida home.

DSC_1772-331

Stop by and check out these beautiful homes from 2-5 PM. For more information or to schedule a private tour, contact the Restivo Hechtman Team.

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Hurricane Matthew Update

With Hurricane Matthew churning a little too close for comfort, we hope everyone is prepared just in case the storm reaches our backyards. By now, you should be stocked up on supplies, have all your outdoor things moved inside and you should have a plan in place.

Here’s what the watches and warnings mean:

  • Tropical Storm Watch means tropical storm conditions with sustained winds of 39 to 73 mph are possible within 48 hours.
  • Tropical Storm Warning means tropical storm conditions with sustained winds of 39 to 73 mph are expected within 36 hours.
  • Hurricane Watch means hurricane conditions with sustained winds of 74 mph or higher are possible within 48 hours.
  • Hurricane Warning means hurricane conditions with sustained winds of 74 mph or higher are expected within 36 hours in advance of the onset of tropical-storm force winds.

AS OF THE 11 PM ADVISORY, MIAMI DADE COUNTY IS UNDER A TROPICAL STORM WARNING .

Some other things to keep in mind:

  • Have enough water for each person in your household
  • Charge all cell phones and keep a corded phone handy
  • Take some cash out from the bank
  • Make sure to fill all your cars up with gas and get enough fuel to power generators and other gas-powered tools
  • Be sure to protect your electronics with power surge protectors
  • Don’t forget your pets- make sure you have enough food and water for them as well
  • If you own a boat, use double lines at a marina, or consider dry-dock storage

During the storm, stay in a “safe room” ( a room with no windows or doors) and monitor your tv or radio for instructions from public safety officials. If you lose power, turn off all major appliances. Instead of candles, use flashlights as your light source. Make sure pets are inside with you.

After the storm, stay inside until authorities have given the all clear. Don’t drive or walk through standing water. Stay away from downed power lines and report them to FPL.

Some important phone numbers:

  • 3-1-1: Government Information
  • FPL: 1-800-4-OUTAGE
  • 9-1-1: Emergencies

Let’s keep watching the storm and see what path it decides to take. The key is being prepared. Whether Matthew grazes past us with tropical storm force winds or unleashes it’s stronger hurricane force winds, be prepared, stay safe and keep listening to our public officials…we’ll get through it. It’s part of the trade off we get for living in such a beautiful tropical paradise! Now, it’s time to get our Hurricane Party started…

 

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Looking for a home in Palmetto Bay…this one could be yours!

1This 5 bedroom, 4 bathroom Palmetto Bay pool home features a separate guest house perfect for the guests you want staying with you but not under the same roof. The cottage boasts its own private entrance as well as living room, kitchenette, bedroom, bathroom and dining area. Screened in pool and patio make a great space for entertaining and enjoying the outdoor Miami lifestyle.

127740 SW 141 St is offered at $665,000. For more information, contact the Restivo Hechtman Team. If you’re looking to buy or sell in Palmetto Bay, call us today.

 

 

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Moving Day Survival Kit

Moving day is exciting and hectic all wrapped into one. You’ll have many many boxes filled with your belongings and they probably won’t be unpacked on the first day. Why not have a box set aside with the essentials that you’ll need immediately upon move in? Here are some suggestions…

  • Cleaning supplies Restivo Realtors Selling Miami Real Estate
  • Toilet paper
  • Paper towels
  • Sponges
  • Big outdoor trash bags
  • Paper plates, cups & utensils
  • Scissors
  • Snacks (food & drink)
  • A set of towels & sheets
  • Bathroom toiletries

Make getting settled in your new home easier by using this list to pack a go to box when you walk thru the door. If you’re looking for a home or want to sell yours, contact the Restivo Hechtman Team today. We would love to be a part of your adventure.

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Newly Priced Home in Pinecrest

IMG_9681This beautiful home is a 4 bedroom, 4 bathroom home is a masterpiece. Remodeled and updated, the home features a magazine quality chef’s kitchen that’s been used in commercials.

The grounds rival Fairchild Tropical Gardens and are home to exotic palms, black olive, clusia, 30+ varieties of tropical palms and 12+ varieties of fruit trees, including avocado, mango, lychee, guava and citrus trees.

There is also a large pool (20 x 50 ft) as well as a hot tub, screened patio and shaded pathways throughout the grounds.

DSC_1772-331The home was built in 1950 and is believed to be the oldest post WWII house and only 1 0f 2 remaining homes in the Village of Pinecrest made entirely of slump brick.

10651 SW 65 Avenue is offered at $1,595,000.

Contact the Restivo Hechtman Team from more information and to schedule a private showing.

 

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Pinecrest Gardens Farmer’s Market Open Every Sunday

farmers-market2FREE … and Open Every Sunday…  all year long …. from 9am to 2pm ….  PINECREST GARDENS FARMER’S MARKETfarmers-market

Small locally owned and operated businesses and local farmers open for business under the tree canopy of Pinecrest Gardens – at 11000 Red Road for what has become a Sunday morning tradition for many of us.  Fun place to wander and shop for goodies.

What’s for sale?   Organic fruits and vegetables, specialty artisan breads (ZTB … Zak the Baker),  locally grown organic produce, herbs, plants & trees, fresh flowers, orchids, spices, teas, coffees, eggs, tropical fruit smoothies, gourmet specialties, prepared foods (barbeque and pizza cooked there), cheeses, meats, olives, granola, candles, gift items.

One more reason that Pinecrest is such a desirable place to live, work and play!  Feels like a pinch of Europe, right here in Pinecrest.

Thinking about moving here?  Call us … We can make that happen!   The Restivo Hechtman Team at EWM Realty International  305 793-1365  -or-  305 632-0164

[email protected]

Our Blog: MiamiRealEstateCafe.com

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Pre-Construction Opportunity in Coral Gables

1_merrickmanor_fi_corner_lejeune_altara-600pxThere’s an exciting new project coming to Coral Gables. It’s called Merrick Manor and is located near The Village of Merrick Park. Located at 301 Altara Avenue, this 10 story building will be made up of 227 units with a contemporary Mediterranean Villa style. The architect behind the project is Behar Font & Partners while the interior designer is Steven G. Inc. 6_astcom-merman-04-kitliv-01-600pxSome amenities will include a state of the art fitness center, an owner’s lounge and business center, private pool with bbq areas and summer kitchens, bar, bistro and lounge area. The community is will feature lush landscaping, will be pet friendly, and there will be a 24 hour concierge, valet and security.

7_astcom-merman-04-poolnigth-600pxDeveloped by the Astor Companies, there will be 1, 2, 3, 4 & 5 bedroom units starting at $499,900 to $2,349,900.  The units will range from 500 square feet to over 3,000 square feet.

If you’re interested in more information on this project, or any real estate information, contact the Restivo Hechtman Team. We will set up a private tour of the showroom and figure out what unit would best suit your wants and needs.

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6 Great Tips to Eliminate Bad Odors

No matter how beautifully staged and photographed your house is, buyers will be off-put by “odors”.   Here’s how to avoid that turn-off.

These tips can eliminate bad odors before your open houses or showing appointments (THEY REALLY DO WORK!):

1. Paint fumes?    Cut an onion in half,  place each peeled half on opposite ends of the room before painting.  Once the onion absorbs the odors, just toss it out.

2. Pet odors?   Spray an enzyme on the stains, and let it soak into the rug/underlay/and floor.  After an hour, absorb it up using microfiber towels.  If that doesn’t work, remove the rug or carpet, or change that section of flooring.

odor-blog-post-pic3. Lingering cooking smells?   Turn on the ventilator hood before you start cooking.  (… a “fresh linen candle” is one of my favorite odor eaters, too).  Close whatever doors you can (to the rest of the house while you’re cooking), in order to contain the cooking odors.   AND HERE IS THE BEST TIP:   Fill a shallow dish with white wine vinegar and coffee grinds (and leave it on the countertop overnight).  It will absorb all sorts of cooking smells.  (I tried this after pan frying fresh fish yesterday …. It really does WORK!)

4.  Last night’s dinner?   Remove the trash bag.  Open the windows.  Turn up the AC & crank the fans.  (And spray the trash receptacle with Febreeze)

5.  Garbage disposal smelling funky?   Put a couple lemon (lime or orange) slices into the disposal, add ice, white vinegar or mouthwash. Turn on the faucet, and grind away. (Tried and true!)

6.  Bathroom needing freshening up?  White wine vinegar in the toilet bowl  (works wonders) … and  a little bit of Pine Sol poured into the toilet-bowl-brush-base will work too.

Contemplating moving or selling or staging your house?  Call us!  The Restivo Hechtman Team Sells Miami ….   Vicki Restivo 305 793-1365 or  Alexandra Hechtman 305 632-0164   EWM Realty International

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