1/1.5 For Sale at the Epic

Downtown Miami is becoming an increasingly populated area with 12 Billion in new development in a 20 block area.  Nestled on the gorgeous north bank of the Miami River, is Epic.  True to its name, you can see Mark Cuban’s yacht docked there, you can see all sorts of sportscars from Lamborghinis to Aston Martins to Rolls Royces parked at the Epic on any given day.

I just listed this impeccable 1/1.5, 799 sq/ft, move in ready, condo featuring top of the line appliances, stunning views, modern finishes, as well as a “smart concierge” to order food or request your car!

The Epic is a luxury 54 story tower made up of 342 residential units as well as one of the most exclusive hotels in the city of Miami.  The condominium offers resort style amenities which include pool deck with phenomenal views, state of the art gym & Exhale Downtown (Epic’s own unique spa), 24 hour manned security, concierge, covered and valet parking. Two of Miamis most beloved eateries, Zuma & Area 31 – both Zagat rated – are located within the Epic; and it is within walking distance of some of Miami’s most exciting entertainment, shopping and restaurants. Minutes away from the vibrant Brickell area and commuting distance to Key Biscayne, Coral Gables, Coconut Grove and South Miami.

At $395,000, this unit is less than 1/2 the price of a new condo for better quality, amenities & location!


 

 
 
 
 
 
 
 
 
 

Brickell Heights – New Miami Towers Series

Brickell Heights is another project by Jorge Perez ie The Related Group. This project is 73% sold as of 3/12/2014*

The project consists of two towers that will be located between Mary Brickell Village and Brickell City Centre. The first level consists of a 30,000 square-foot Equinox gym featuring a giant mural by artist Fabian Burgos.

Prices range from $420,000 to $1,293,900.

– Design by Arquitectonica
– Double height lobby featuring original art installations and designed by David Rockwell
– Rooftop pool with views of Biscayne Bay and Miami skyline
– Eighth floor pool terrace including a lap pool
– Movie theater room
– Two social entertainment rooms
– Kids club
– 24 hr concierge and security
– Self parking and valet parking available

I specialize in Miami Real Estate , in particular Downtown, Brickell, Midtown, Coconut Grove, Coral Gables, South Beach & surrounding areas. I value technology, communication & your time.

If you would like to meet with me regarding a purchase or sale of Real Estate in Miami, you can contact me on my cell 786-663-4382 or at paula@greatmiamihomes.com.

Greatmiamihomes.com seeks to keep the public informed about Miami real estate market trends , new development projects, neighborhood information and, of course, great homes and condos for sale in Miami!

*according to the in-house broker associate for Brickell Heights.

Fall Market Update by EWM President Ron Shuffield

Our Real Estate market has had a slight increase in inventory (a much needed increase IMHO).

Three of my buyers who were having trouble getting under contract have finally been able to buy and my sellers who sold this summer are glad they did!

I expect a little bit of a slowdown over December/January and a kickstart to 2014 beginning in Feb/March.

Inventory in the high end condo market will increase as 150 new projects are planned in south Florida with about 23,000 condos coming up for sale.

I specialize in Miami Real Estate , in particular Downtown, Brickell, Midtown, Coconut Grove, Coral Gables, South Beach & surrounding areas.  I value technology, communication & your time.  If you would like to meet with me regarding a purchase or sale of Real Estate in Miami, you can contact me on my cell 786-663-4382 or at paula@greatmiamihomes.com.

Greatmiamihomes.com seeks to keep the public informed about Miami real estate market trends , new development projects, neighborhood information and, of course, great homes and condos for sale in Miami!

PAULA BARRERA

A modern agent for the modern client.

786.663.4382

Lo último en préstamos para unidades de condominio en edificios en Miami, Florida

Tengo muchos clientes interesados ​​en condominios en Miami Beach y en las zonas del centro, Midtown y Brickell. Por desgracia, la compra de un condominio en Miami tiene sus retos debido a las restricciones crediticias de los edificios.

Una hermosa vista desde el Icon South Beach cortesía de SEF MLS y listado por Zilbert Properties. Precio: $ 3.750.000

Si usted tiene 25 % o más de inicial para dar por un condominio, entonces usted puede considerar cualquier edificio, ya que los bancos aprobarían un préstamo “sin revisión”. Esto significa que el banco únicamente revisará al comprador y no al  edificio que se decide comprar.

La mayoría de nosotros, sin embargo, no tenemos más de un 25 % de pago de sobra, por lo tanto, tenemos que solicitar un préstamo REVISADO (ya sea una revisión limitada o una revisión completa) – es decir, el prestamista tiene que revisar la situación jurídica y financiera del condominio antes de aprobar el préstamo.

Para comprar un condominio con 5 % o 10 % de inicial (o cualquier porcentaje por debajo de 24,9 %), el comprador debe pagar a la asociación del condominio del edificio del cual la persona está interesado para obtener un “cuestionario de condominio” lleno. Este cuestionario de condominio le informa al prestamista todo lo que necesita saber para poder emitir una aprobación de préstamo.

Es posible que usted tenga un crédito impresionante, buenos ahorros, un buen ingreso, etc. y todavía le sea negado un préstamo debido a los requisitos de revisión del edificio de la entidad crediticia.

Los Cuestionarios de Condominio normalmente hacen preguntas tales como:

– Número de unidades alquiladas (pista: Fannie Mae acaba de cambiar las reglas de éste, y si las compañías de seguros hipotecarios estan de acuerdo, las relaciones de alquiler altas no serán una razón para rechazar su préstamo) Solía ​​ser si más de la mitad del edificio estaba alquilado, el préstamo no era una opción… sin embargo , esto SÓLO cambió hace poco. Ahora, si usted vive en la unidad (si la unidad va a ser OCUPADA POR EL DUEÑO) el número de unidades alquiladas en un edificio no importa. Aunque debe mencionárselo a las compañías de seguros hipotecarios… ¡Vamos a tener que mantener un ojo en esto!

– Alguna persona posee más de una unidad,  en caso afirmativo, describa (pista: si ALGUNA persona o entidad posee más del 10 % de las unidades en el edificio, el mismo no cumplirá con los requisitos de préstamo)

– ¿Cuántas unidades están a 30 días de atraso en el mantenimiento de las cuotas? (pista: no puede ser más del 15 % de las unidades)

– ¿Existen cargos especiales pendientes? (pista: como comprador, es de su mejor interés saber esto antes de comprar, no sé si haría que el banco rechace o simplemente analice aún más los criterios de su calificación – pregúntele a su banco, yo tengo un banco increíble, si necesita uno).

– ¿Está la Asociación de Condominios involucrada en alguna litigación? (pista: si hay alguna litigación relacionada con defectos de construcción, el prestamista puede tener algún problema con la concesión de cualquier préstamo “revisado”)

– ¿Cuánto tiene el edificio en reservas? (pista: por lo general, los prestamistas buscan el 10 % de los fondos recaudados dirigidos a las reservas)

– ¿Qué tipo de seguro tiene el edificio y por cuál cantidad?

generalmente los cuestionarios de condominios tienen alrededor de 35 preguntas, algunas más importantes que otras. Las mencionadas anteriormente son las más importantes y suelen ser la causa de que muchos compradores no puedan comprar con un pago inicial bajo.

Siempre es útil trabajar con un agente de bienes raíces que conozca los edificios y sepa hacer estas preguntas antes de presentar una oferta. Yo contacto a la asociación del condominio cuando visitamos la unidad y trato de obtener las respuestas de las preguntas “importantes” frente a mi cliente, en lugar de hacer que mis clientes gasten $150 en un cuestionario de condominio de todos los edificios que estén interesados. Algunas asociaciones son agradables y te responderán completamente, otras no dirán nada y tendrás que presentar un cuestionario y una cuota.

Me especializo en las bienes raíces de Miami, en particular en Downtwon, Brickell, Coconut Grove, South Beach y otras áreas circundantes. Valoro la tecnología, la comunicación y su tiempo. Si desea ponerse en contacto conmigo acerca de una compra o una venta de un inmueble en Miami, puede comunicarse conmigo al 786-663-4282 o a paula@greatmiamihomes.com.

Greatmiamihomes.com se encarga en mantener al público informado sobre las tendencias del mercado inmobiliario de Miami, el desarrollo de proyectos, información de los vecindarios, y, por supuesto, fabulosas casas y condominios en venta en Miami.

PAULA BARRERA

Una agente moderna para un cliente moderno.

786.663.4382

 

Current Fannie Mae Approved Condos in Miami and Miami Beach

Currently, there are only FIVE Fannie Mae approved condos in Miami/Miami Beach

What does this mean?  This means you can purchase a condo in these buildings with relatively little hassle from the banks because Fannie Mae has already reviewed and approved the buildings.

For example, if you wanted to purchase a condo in a building not on this list, and if you wanted to buy with 10% down, the bank would scrutinize the legal and financial standing of the condo.

If the building IS on this list, the bank will only scrutinize the buyer’s qualifications and the appraisal report.

Eden House Entire Project/ Miami Beach 3/15/2013 9/15/2014

FL Nine45 Jefferson Condominum Entire Project/ MIAMI BEACH 8/6/2013 5/6/2014

FL NORDICA CONDO Entire Project/ MIAMI 8/13/2013 5/13/2014

FL Ponce Tower Entire Project/ MIAMI 5/17/2013 2/17/2014

FL South Two Seven Lofts Entire Project/ MIAMI 6/4/2012 12/6/2013

That’s all folks!

I specialize in Miami Real Estate , in particular Downtown, Brickell, Midtown, Coconut Grove, Coral Gables, South Beach & surrounding areas.  I value technology, communication & your time.  If you would like to meet with me regarding a purchase or sale of Real Estate in Miami, you can contact me on my cell 786-663-4382 or at paula@greatmiamihomes.com.

Greatmiamihomes.com seeks to keep the public informed about Miami real estate market trends , new development projects, neighborhood information and, of course, great homes and condos for sale in Miami!

PAULA BARRERA

A modern agent for the modern client.

786.663.4382

 

Coconut Grove Bayfront Renovation Approved by Voters

Approved Coconut Grove Waterfront Master Plan
Approved Coconut Grove Waterfront Master Plan

 

 

 

 

 

 

 

 

 

 

As a Coconut Grove resident, I find this news to be exciting for the community.  Although naysayers believe that it will turn the Grove in to a commercial Bayside-like atmosphere with too much traffic, I think the redevelopment of the 7 acre bay front area will highlight Coconut Grove’s aviation history with the restoration of the two Pan Am airplane hangars, will modernize it with a new and chic shopping/dining area, will provide alternative parking options, will attract more residents and visitors to the parks/green areas (also set to be revitalized), and I believe it will also enhance the character of the older, more bohemian Grove.  People will come out to shop in the new district and with only a few restaurant options in the bayfront area, they will walk to Cocowalk or try the restaurants along & off of Main Highway such as Lulu’s, Greenstreets, The Sandbar, Le Bouchon, Calamari, Jaguar, the list goes on.  This investment in the Coconut Grove waterfront will boost interest in the area and boost local shops and restaurants.  CLICK HERE to read more about the plan to renovate the Coconut Grove Bay Front area.With everything that is happening in Miami – the upper east side/Edgewater area exploding, the new Frost Science Museum along with the Perez Art Museum in our downtown area, the plans for the total overhaul of the Miami Beach convention center – Miami is undergoing a renaissance and personally, I think it’s about time Coconut Grove went from a diamond in the rough to a polished valuable gem while preserving it’s historic and bohemian roots.  If you are thinking of buying a condo in Coconut Grove or any surrounding areas, click here to read more about condo financing in Miami, FL.  You don’t have to memorize all these ins and outs of financing, I have an amazing banker who will help you navigate the world of financing.

I specialize in Miami real estate, in particular Downtown, Brickell, Midtown, Coconut Grove, Coral Gables, South Beach & surrounding areas.  I value technology, communication & your time.  If you would like to meet with me regarding a purchase or sale of Real Estate in Miami, you can contact me on my cell 786-663-4382 or at paula@greatmiamihomes.com.

Greatmiamihomes.com seeks to keep the public informed about Miami real estate market trends , new development projects, neighborhood information and, of course, great homes and condos for sale in Miami!

PAULA BARRERA

A modern agent for the modern client.

786.663.4382

paula@greatmiamihomes.com

Common mistakes when buying a condo

Common mistakes buyers make when buying a condo:

– not asking “condo questionnaire” questions before making an offer (buildings must meet lending criteria unless you are putting more than 25% down and it’s better to find out quickly whether you will be able to get a loan in the building or not)

– not reading your condominium documents during your 3 day condo doc review period (the building may have restrictions on leasing and you may be thinking you are going to rent the unit out or the building may have chosen to waive reserves and you may not be ok with that)

– waiting until right before closing to apply to the condo association (it can take two to three weeks to be approved and if there is a back up offer on the condo you are buying and you cannot close on time because you didn’t apply to the association, you may lose the unit)

– not including a condominium association rider as part of your contract (this is an extra “safety net” if there is any problem with the building and it specifies which parking space(s) are included)

– asking whether parking is deeded or assigned. If assigned, your parking space can be changed. Not the end of the world, but good to know…

– not requesting (in writing) the budget and most recent year end financials… The condo association rider states they must be requested in writing.

I specialize in Miami real estate, in particular Downtown, Brickell, Midtown, Coconut Grove, Coral Gables, South Beach & surrounding areas. I value technology, communication & your time. If you would like to meet with me regarding a purchase or sale of Real Estate in Miami, you can contact me on my cell 786-663-4382 or at paula@greatmiamihomes.com.

Greatmiamihomes.com seeks to keep the public informed about Miami real estate market trends, new development projects, neighborhood information and, of course, great homes and condos for sale in Miami!

PAULA BARRERA

A modern agent for the modern client.

786.663.4382

paula@greatmiamihomes.com

Ride the Miami Trolley yet?

Earlier this year, the City of Miami inaugurated a free trolley service for the Health and Stadium district and they’ve recently expanded the service to Downtown and Brickell! Similar to the modern, free Coral Gables Trolley (popular since 2003) the new Miami Trolley will help make our town more pedestrian and environmentally friendly.

http://www.miamigov.com/trolley/mapStadium.html
http://www.miamigov.com/trolley/mapBrickellBiscayne.html
http://www.miamigov.com/trolley/mapOvertown.html

The Miami Trolley operates from 6:30 AM – 11:00 PM Monday through Saturday and only during special events on Sundays 11:30 AM – 6:00 PM.

As a Real Estate Agent very familiar with Downtown/Brickell area, I am happy to see the expansion of the trolley and know that it will be very beneficial to residents in the area!  For additional information about condos in the Brickell area, please see below:

[optima_express_toppicks id=89135]

 

Miami River Walk and Real Estate

By the end of 2012, 5.25 miles of the Miami River walk will be completed. Or, at least, that is the plan. The plans call for a total of 10 miles of walking paths, benches and landscaped green belts along both sides of the Miami River. Currently, there is a gallery walk along the river hosted by Nina Torres Fine Art.

The Miami River walk is planned to be linked to the Brickell Trolley (free) and the Miami River water taxi (possibly).

As a Realtor, I find the development of the Miami River area exciting. I see enormous public interest in developments along the river such as Wind, Mint, the Ivy, Neo Vertika, Latitude, Brickell on the River, Icon etc. and it makes me envision a vibrant downtown with internationally influenced architecture, culture and year round warm temperatures.

One bedroom condos in this area are available starting in the upper 100s whereas in 2008 the prices for a one bedroom were in the low 100s.

Condo Close-Up: Neo Vertika

Walking distance to top rated restaurants, clubs, and shopping, Neo Vertika is a trendy, upscale building near downtown Miami. The lobby is adorned with pop art, which is further enhanced by the eclectic yet relaxing music. Neo Vertika’s enormous pool deck has plenty of room for get togethers and boasts beautiful views of Miami. This building is a great value, especially for a buyer looking to finance because unlike many new buildings in Miami, this condominium is FHA approved. Feel free to contact me should you want more information on available units in Neo Vertika.

  • FHA Approved Building (as of 5/28/10)
  • Located on Miami River near Mary Brickell Village
  • Close to MetroMover Station
  • Modern and Sleek Common Areas with Music Throughout
  • Friendly, Knowledgeable Staff
  • Built in 2006
  • 36 Stories including Parking and Amenities
  • 452 Units
  • Amenities: Pool, Fitness Center, Jacuzzi, Business Center, Clubhouse, Barbeque Area, Concierge, Waterfront, Washer/Dryer in Unit, Valet Parking, Covered Parking, Central A/C, Central Heat, & Sauna
  • Estimated Maintenance Cost per Square Foot is 0.53

Since 2006, the average price per square foot in Neo Vertika has dropped about two thirds

                     

                   

                   

*All photographs acquired through membership to the Southeast Florida Regional MLS. Photos are property of Southeast Florida Regional MLS.