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.

Echo Brickell – New Miami Towers Series

Echo Brickell will be the first of its kind luxury building in the Brickell submarket of Miami. Just south of the Four Seasons Hotel on Brickell, Echo will be one of the tallest most cutting edge buildings to grace our skyline. The wave-like façade of the building ties in perfectly with the futuristic aesthetics of Brickell Citi Centre And other forward thinking architectural “works of art”.  The robotic parking system will make your jaw drop as will the stunning glass enclosed pool deck in the sky!

The address of Echo Brickell condo will be:

1451 Brickell Ave., Miami, FL 33131

Echo Brickell Rendering

Short list of features (there are many more):

-180 luxury condominium residences

-57 stories

– 21 penthouses

– 635 feet tal

– Developer PMG (Property Markets Group)

– Conceptual Design by Carlos Ott

– Interior Design Carlos Ott and Yoo

– Robotic parking

– Architects of Record Cohen, Freedman, Encinosa

– Groundbreaking Spring 2014

– Apple® home technology in all residences

 

UNITS AVAILABLE:

Echo Upper Penthouses: 4 Bedrooms/4.5 Baths + Den + Maid’s Quarters (Carlos Ott Penthouse)

Echo Lower Penthouses : 3 Bedroom / 3.5 Baths + Den + Maid’s Quarters

3 Bedroom/3.5 Baths + Den

3 Bedroom/3.5 Baths

3 Bedrooms/3 Baths

2 Bedrooms/2.5 Baths + Den

2 Bedrooms/2.5 Baths

2 Bedrooms/2 Baths

1 Bedrooms/1.5 Baths

 

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

 

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

 

Votantes eligen reurbanizar la zona frente a la bahía en Coconut Grove

Como residente de Coconut Grove, creo que esta noticia resulta interesante para la comunidad. A pesar de que los pesimistas creen que va a convertir a Coconut Grove en un ambiente comercial similar a Bayside con mucho tráfico, creo que la reurbanización del área de 7 acres frente a la bahía destacará la historia de la aviación de Coconut Grove con la restauración de los dos hangares de Pan Am, modernizará la zona a través de una nueva y elegante área de tiendas/comedor, proporcionará opciones de estacionamiento alternativos, atraerá a más residentes y visitantes a los parques/áreas verdes (también dispuesto para su revitalización), y creo que también mejorará el carácter viejo y bohemio de Coconut Grove.

reurbanizacion de la zona de la bahia de Coconut Grove

 

La gente vendrá a comprar en el nuevo distrito y con sólo unos pocos restaurantes en la zona frente a la bahía, caminarán a Cocowalk o probarán los restaurantes que están a lo largo y cerca de la avenida principal, como Lulu’s, Greenstreets , The Sandbar, Le Bouchon , Calamari , Jaguar, y otros más. Esta inversión en la costa de Coconut Grove aumentará el interés en la zona y potenciará a las tiendas y a los restaurantes locales. Con todo lo que ocurre en Miami – la explosión del área del Upper East Side/Edgewater, el nuevo Museo de Ciencia Frost junto con el Museo de Arte Perez en el centro de la ciudad, los planes para la reforma total del centro de convenciones de Miami Beach – Miami está experimentando un renacimiento, y personalmente, creo que es hora de que Coconut Grove pase de ser un diamante en bruto a una valiosa joya pulida, preservando su historia y raíces bohemias.

Haga clic aqui para leer mas sobre el asunto.

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

 

Market Update on South Coral Gables South of US1 West of Le Jeune and north of Sunset Dr.

One of my clients purchased a 3/2 in this slice of Coral Gables earlier this year and she wanted to know what the market has been doing. When she and her husband purchased, the competition was INCREDIBLE.  There were many offers on the house and the seller had listed with a flat fee broker who only put the property on MLS but had nothing to do with the handling of the transaction.  As a result, this seller would receive an offer, then tell every other buyer what he had received in order to pit the buyers against each other to get the highest offer possible.

Of course, this is completely unethical and no agent would have been allowed to behave in such a way. In the end, after a grueling Sunday afternoon of negotiations, my client prevailed over the other competitive buyers, who, it was rumored, had waited years for a house to come on the market on that street. Of course, we analyzed every house on the market and even wondered, was the offer too high?

Gables Slice
This precious sliver of Coral Gables is known for its quiet streets, prestigious addresses, and stellar school district, not to mention a location convenient to everything!

 

 

 

 

 

 

 

 

 

 

 

Since May of this year, there have been 53 closed sales in this subsection of Coral Gables and there are 9 houses currently under contract.

UNDER CONTRACT:

The least expensive of the pending (under contract homes) is 5626 Granada at $450,000.  To be clear, this was the asking price.  The actual sales price will not be known until the sale closes. This house was marketed as “land value ” with the following description: “As is, sold at land value. Construction has been vandalized and in bad shape. Can not be shown inside due to hazard. No certificate of occupancy.”

The priciest of the currently pending (under contract) homes is 6250 Granada at $1,350,000.  It was only on the market 12 days and went under contract in the MLS today.

CLOSED SALES:

Of the actual closed sales, the priciest was 5724 Riviera Drive for $4,000,000.

The least expensive was 6355 Maynada for $454,350 – this was a distress sale that needed MAJOR rehabbing.

THREE BEDROOM HOMES:

If we look only at 3 bedroom single family homes selling in the area, there were 28 sales from May 2013 to November 2013.

13 of the homes sold for less than $735,000.  These homes were on a single lot (5,000 in Coral Gables is considered a single lot) and/or needed major renovations such as roof, kitchen or bathrooms.

Of the 15 homes that sold for over $735,000, 7 were in my client’s neighborhood, between the Riviera waterway and Le Jeune.

Click here to see the 3 bedroom homes that sold between the Riviera waterway and Le Jeune from May 2013 to the present (November 8, 2013).

540 Gerona sold for $735,000 – while it is remodeled, it makes sense that it sold for this price as it is on a 6,250 Sq Ft lot

444 Miller Rd (definitely a comparable to my client’s home, except it is NOT on a corner lot and lot is smaller) sold for $725,000 unanswered questions would be the condition on inspections and whether there is anything that needs repairing/replacing

444 Marmore (larger than my client’s by 600 Sq Ft according to MLS… it is however on a smaller lot and not a corner lot) sold in July for $799,000.

5725 San Vicente (just four blocks away from my clients) has lovely curb appeal, is remodeled, has a one car garage and is also on a corner lot.  It has no pool but does have room for a pool.  It sold in June for $775,000.

411 Como Avenue (too large to be a comparable) sold for $920,000 in June.

417 Amalfi Ave (on a 5,500 sq ft lot) is newer construction has a one car garage and a pool and sold in July for $905,000.

5801 Riviera (not on the waterfront and too large to be comparable) sold in September for $1,050,000.

In conclusion, my clients did whatever it took to get the house that they wanted. Time and closed sales have shown that the price they paid was right in line with the market.  There is a very high demand for this area, much more so for a corner lot and a pool.  When we were preparing the offer we carefully analyzed all the recent sales and everything on the market and concluded that buying was less expensive than renting even at a price that (at the time) seemed higher than market value.  Turns out, in retrospect, that it was not.

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