Luxury Residential Market
Trump Towers Sunny Isles Condos Bought Out by Dezer Properties
by AshtonColeman on Feb.26, 2010, under Buyers of South Florida, Condos and Development, Deal of the Month, Investments, Luxury Residential Market, Sunny Isles Beach Condos
Related Group was bought out by Dezer Properties selling at new, discounted prices.. 
I decided to take the forbidden tour of the Trump Towers Sunny Isles Beach in January after years of stressful phone calls from speculators trying to sell & get out. To top it off, the news came from every direction of the Dezer family buying out Related’s stake in the entire project assuming the remaining debt after paying off Tower I. After seeing the finishes both condo interior and throughout, noting the well appointed amenities & hearing what had occurred with financial backing by the lender for the next 4 years, I’m now promoting it with all the other Sunny Isles Beach ”greats“ to clients & customers looking for the very best values on new oceanfront construction. Here are the interesting facts on the buyout..
Following months of negotiations with lenders, Dezer Properties assumed the former partnership’s $265 million loan on Dec. 31, 2009 with the bank then renegotiating the construction loan with Dezer Properties directly after seeing successful performance from Tower I sales allowing Dezer to then lower the prices by 30% and now causing a success of new sales in Trump Tower II. Tower II was relaunched to the public as the premier tower of the three offering an onsite restaurant with an oceanfront setting and great food along with 2 swimming pools to choose from depending on which side of the bed you wake up on.
The Dezer’s are the real estate moguls & godfather of Sunny Isles Beach condo development. The Dezer family owned business holds 45 acres of oceanfront land in Sunny Isles Beach, with sites for eight more buildings. Gil and father Michael Dezer have also developed and almost sold out Trump Grande in Sunny Isles Beach, a three building premium oceanfront enclave that includes the Trump International Beach Resort built in 2003, the Trump Palace (2006) and the latest Trump Royale (2008) which is now 60+ percent sold out. In addition to their South Florida properties, the Dezers’ holdings include 27 buildings in New York.
“Prices now range from $350 per square foot for most units to $600 a square foot for penthouses. Each of the three 45 story towers has 271 units. Tower I has 260 units sold, and Tower II is about 40 percent sold with 105 sold, Dezer said. During the next two to three months, Dezer will send out closing notices to those who put down deposits on Tower III, and give them the option to move over at a reduced price to Tower II. Tower III was sold out at an average price of $720 per square foot, with some sales at more than $1,000 a square foot!“ - MiamiHerald
We’re seeing the very best value on a price per square foot basis at $350-$600psf as the low end price point of the luxury oceanfront condos are now reflective along the Miami Dade Beaches.. Sunny Isles Beach real estate specific to condo inventory, has seen a decrease in inventory consistently with 1,053 total condos on the market (Southeast Florida Regional MLS) with 272pending contracts, 96 of which went pending in the last 30 days. Our Sunny Isles Beach short sales are comprised of 193 (18%) condos down from 33% a year ago. Bank owned REO’s make up only 13 Sunny Isles Beach foreclosures or 0.01%. Call to chat 1.888.383.7326 or Contact me here.
Trump Towers Sunny Isles Condos for Sale | Trump Towers Condos for Rent
Shaky but Worthy; Sunny Isles Beach Video (2008)
Golden Beach Single Family Homes – Trends & Stats 2010 Q1
by AshtonColeman on Feb.09, 2010, under Buyers of South Florida, Community Information, Golden Beach, Investments, Luxury Residential Market, Seller's of South Florida, Waterfront Homes
Golden Beach Single Family Homes – Trends & Stats 2010 Q1
Golden Beach Single Family Homes are limited along the ocean & bay and today’s inventory show us an excellent selection with 62 homes on the market in this small community ranging from $579k to $27,500,000 while there are only 39 on the water for sale ranging in values from $1.7M & up. In review of waterfront homes of Golden Beach, we see 2 homes under contract today ranging from $1.375,555M to $3.2M. What we see in these attachments below are what appears to be the local market values of Golden Beach peaking in 2007 with the average list price per square foot at $1,635 psf with a selling price per square foot of $1,222 and boasting the lowest number of days to sell at 297. As of 2009, the average selling price per square foot was only $625 psf for a 62% decrease in selling values since the peak and a 41% decrease over 2008! Preview the very best Golden Beach homes for sale in 2010.
- As of 2009 – 9 Golden Beach Home Sales & Sold Statistics
- 2008 – 5 Golden Beach Home Sales & Sold Statistics
- 2007 – 5 Golden Beach Home Sales & Sold Statistics
- 2006 – 9 Golden Beach Home Sales & Sold Statistics
- 8 Golden Beach homes expected to sell in 2010.
I’ll report again on the local Golden Beach real estate market changes in 6 months so stay posted if you have an interest in this premier location… contact me for more information 1.888.383.7326!
2009 Trophy Sales from Sunny Isles to South Beach
by AshtonColeman on Dec.20, 2009, under Buyers of South Florida, Condos and Development, Luxury Residential Market, Seller's of South Florida
2009 Trophy Property Sales from South Beach to Sunny Isles Beach.
Amazing to see 199 (733 for sale today) luxury condo sales over $1M for the YTD MLS (Multiple Listing Service) records covering the Miami Dade oceanfront communities of Sunny Isles Beach, Bal Harbour, Surfside, Miami Beach & South Beach. Over $4M there were 11 sales, $6M there were 6 and $8M there was 1 luxury condo sales in 2009.
South Beach Luxury Condo Sales
With 871 total YTD 2009 sales, South Beach had 93 closed sales over $1M. South Beach set the area records with high sales at Continuum (PH-1) selling at $9.9M, Il Villaggio (PH 6&7) selling at $7M and Murano at Portofino (3801) selling at $7.450M
Continuum PH-1 – LP$/SF=$2,027 SP$/SF=$1,342, DOM 562, Closed 05/15
Il Villaggio PH 6&7 – LP$/SF=$2,438 SP$/SF=$1,228, DOM 107, Closed 02/12
Murano at Portofino – LP$/SF=$2,508 SP$/SF=$1,557, DOM 714, Closed 01/21
Bal Harbour Luxury Condo Sales
One Bal Harbour had 16 sales alone over $1M with a record high for Bal Harbour real estate at $5.2M along with The Palace & Bellini right behind selling at $2.6M & $2.3M respectively.
One Bal Harbour 2008 – LP$/SF=$1,196 SP$/SF=$987, DOM 182, Closed 09/29
The Palace at Bal Harbour 15F – LP$/SF=$799 SP$/SF=$705, DOM 266, Closed 10/08
Bellini 1601 – LP$/SF=$654 SP$/SF=$602, DOM 75, Closed 02/13
Sunny Isles Beach Luxury Condo Sales
With 623 total YTD 2009 sales, Sunny Isles Beach had 49 closed sales over $1M and a record high sale over $4M which was Acqualina (PH4506) selling at $4.999M, Trump Palace selling at $2.875M and Turnberry Ocean Colony which sold at $2.1M.
Acqualina PH4506 – LP$/SF=$1,231 SP$/SF=$779, DOM 40, Closed 09/02
Trump Palace 1009 – LP$/SF=$862 SP$/SF=$710, DOM 106, Closed 07/10
Turnberry Ocean Colony 2604 – LP$/SF=$629 SP$/SF=$562, DOM 582, Closed 10/13
Where to Find Art for Miami’s Luxury Condos and Homes
by LisaCanfield on Dec.03, 2009, under Buyers of South Florida, Community Information, Luxury Residential Market, Uncategorized
Once you buy that piece of pricey Miami Beach real estate, you need to decorate it. Which is why this year’s eighth annual Art Basel Miami Beach, held at the revamped Miami Beach Convention Center, was an essential stop for those with bare walls, those who love art, and those who just wanted to check out some really cool and beautiful things — along with celebrities like superagent Mike Ovitz and movie star Val Kilmer.
The mood at the VIP opening was decidedly bright, with attention actually focused on the art instead of the economy (unlike last year’s post Wall Street crash event). Several pricey pieces sold. In fact, opening night guests were more intimidated by the width of the aisles at the convention center and the amount of walking necessary to get from booth to booth than they were by the prices.
Artists represented at the event ran the gamut, from top artists like James Rosenquist and Guillermo Kuitca (who has a current retrospective at the Miami Art Museum), to those known for a different kind of artistic talent, like “Rambo” and “Rocky” star Sylvester Stallone. Apparently, he is a very accomplished oil painter. Who knew? Top galleries from around the country were on hand showcasing their top talent, and many were pleased with the results of the show.
Of course, not all the works exhibited fell under the heading of “serious artwork.” Unless you consider a chubby tree made of silver pipes, or a beach umbrella festooned with Christmas decorations, or a bunch of silver chains arranged to spell the word “Prozac,” serious art.
There’s always room for the wild and wacky at Art Basel, including the Chinese artist who has changed his name to MadeIn. As in “Made in China.”
Or, if one if his pieces winds up hanging in the wall of one of Miami’s luxury condos and homes, “Made in Miami.” You never know.
by Lisa Canfield
<— Worth a Click —>
Bal Harbour Real Estate for the Shopaholic
by LisaCanfield on Nov.29, 2009, under Bal Harbour Condos, Buyers of South Florida, Condo Hotels, Condos and Development, Luxury Residential Market
Retail addicts around the world know the Bal Harbour Shops as one of the greatest destinations in the world — a true Shopper’s Paradise.
Now, truly dedicated shoppers are about to be presented with an opportunity to have this world-class shopping destination…as their neighbor.
Located directly across the street from the shops on Collins Avenue, the St. Regis Bal Harbour Resort will offer the ultimate home base for dedicated shoppers and luxury lovers.
Developed by Starwood Hotels & Resorts, the St. Regis Bal Harbour Resort is located right on the ocean (for those times when you want to concentrate on pursuits other than shopping) at the northern tip of Bal Harbour. It will be made up of three separate, 27-story towers, each housing ultra-luxurious one, two, three and four-bedroom residences complete with huge balconies, floor-to-ceiling windows and amazing views of the Atlantic and the bay.
The 268 residences will share the space with 37 condo-hotel suites, 183 hotel rooms and 24 fractional suites.
Because mundane tasks like grocery shopping, driving and housekeeping take away from valuable shopping time, the St. Regis will offer its lucky residents the same amenities as hotel guests, including grocery shopping service, room service, housekeeping, a chauffeur and more. There’s also a health spa, several swimming pools, sculptures, water features, lush gardens and more.
No wonder these luxury condos and homes start at a cool $1.9 million!
Modern technology will be featured throughout the resort, including a state-of-the-art air conditioning system that uses chilled water instead of heat pumps to cool the air.
It all adds up to a shopaholic’s dream home. But you can’t put one on your AmEx card just yet. While top off of the final tower is just around the corner, construction isn’t scheduled for completion until 2011.
by Lisa Canfield
Why the Rich and Famous Flock to Golden Beach?
by AshtonColeman on Nov.11, 2009, under Buyers of South Florida, Community Information, Golden Beach, Investments, Luxury Residential Market
461 Ocean Boulevard
Rich and Famous Flock to Golden Beach.
Celebrities such as Bill Gates, Ricky Martin, Benjamin Rose, Paul Newman are just a few of the many past and present rich and famous residents of Golden Beach. Let’s not forget that famous Eric Clapton album and photo of 461 Ocean Boulevard, which was named after the Golden Beach house located at that address.
In fact, people from all over the world flock to Golden Beach, known not only for its luxury real estate and opulent life style, as well as its pristine sandy beaches with turquoise crystal clear waters, but also for the security and seclusion this community has to offer.
Did you know that Golden Beach has the largest police force of all the surrounding communities? Boy do they do a great job monitoring the streets and main road running through Golden Beach, Collins Avenue (also known as State Road A1A and Beachfront Avenue). This stretch of Collins Avenue does not even have sidewalks. If you want access to the beach, you need an invitation from a Golden Beach resident. There is no high rise construction or commercial development even permitted within the town limits.
Golden Beach is bounded by the Atlantic Ocean to the East, the Intracoastal Waterway to the West, and the coastal cities of Hallandale Beach on the North and Sunny Isles Beach to the South. Just a short drive to Miami or Ft. Lauderdale as well.
Located next to Golden Beach, you will find the famous Shoppes of Bal Harbour and some of the finest area dining, cultural centers and sports venues. You will also find the historic beach pavilion, three parks and much more. Golden Beach real estate consists of some of the most exclusive, upscale oceanfront luxury properties in the area as well as Intracoastal and dry lot homes. Prices are hefty starting in the million range up to $18,000,000+.
If you are looking for the life of luxury, then Golden Beach real estate, Bal Harbour real estate, Sunny Isles Beach real estate, Miami Beach real estate and South Beach real estate are some of the best places to start. Golden Beach is centrally located and convenient to local area local airports. Only 18 miles from Miami International Airport and 15 miles from Ft. Lauderdale International and the Everglades.
Call for further information on the Golden Beach residential oceanfront community! 1.888.383.7326
Miami Beach Luxury Homes Going Green
by AshtonColeman on Nov.05, 2009, under Buyers of South Florida, Seller's of South Florida, Uncategorized, Waterfront Homes
Miami Beach Green Real Estate
California and the west coast are not the only green conscious areas. Miami Beach and surrounding area homeowners are just as energy conscious. They recycle, conserve water and energy. Here are some energy tips that can help you make your home more green:
- Save up to a third of your energy bill by purchasing EnergyStar Appliances.
- Insulate the attic and walls to prevent heat from coming in, thus making a huge difference on your power bill.
- Install programmable thermostats which automatically adjust your home’s temperature whether you are home or away. Keep your thermostat at 78 degrees. Clean and maintain your air filters every 90 days. It can increase air conditioner efficiency by 5 to 15 percent. Here in South Florida you don’t need to worry to worry about your heating bills like the people in the Northeast or Midwest.
- Install ceiling fans and cut down on your air conditioning use. In the Florida winter months, you can get by with using your ceiling fans and keeping your windows open so you can enjoy the fresh air.
- Use green cleaning products. Look for cleaners in large containers or bulk packages, and buy concentrates, which use less water. Look for products packaged in post-consumer recycled plastic or cardboard.
- Heat your pool with a solar cover or blanket. Use natural alternatives to pool cleaning chemicals as well.
- Use light paint colors outside. They will keep your home cooler inside. Look for low or no VOC paint. VOCs create ground-level ozone pollution and carry potential health risks
- Recycle your grass by leaving clippings on the lawn when mowing. The clipping recycle and you save water use and fertilizer and waste disposal removal costs as well.
- Use caulking and weather stripping to prevent your air conditioning from escaping and moisture from coming in your home. Moisture is a big problem here in South Florida causing mold and other problems.
- You can also save costs on your energy bill by doing your laundry and running your dishwasher on off peak hours between midnight and 6:00 a.m. Wash your clothes with cold water. Clean the lint filter in the dryer after each use.
- Cut down on your water consumption with low flow toilets and showerheads and recirculation systems in your hot water heaters. Turn the water off when you are brushing your teeth. You will save at least two gallons of water.
- Repair any plumbing leaks immediately.
- Install a drinking water filter under your kitchen sink. This way you don’t have to buy bottled water, and you can save the environment by cutting down the use of plastics.
- You would be surprised on how much of a savings installing insulated and impact resistant windows can make. Insulated windows help with noise as well.
- Install compact fluorescent light bulbs. They produce less heat and are more efficient.
- Plant leafy trees on the south and west side of your home to add shade.
- Use an electric lawn mower instead of gas.
Visitors and area residents appreciate the beautiful eco friendly environment that Miami Beach real estate, Sunny Isles Beach real estate, South Beach real estate and Bal Harbour real estate each have to offer. With miles and miles of expansive beachfront property consisting of luxury condos and homes, Miami Beach and the surrounding area residents are conscious of preserving its extraordinary habitats and surroundings while enjoying the South Florida lifestyle.
Let’s go “green” Miami!
Sunny Isles Beach Luxury Condo Sales & Deals of Q4
by AshtonColeman on Oct.22, 2009, under Buyers of South Florida, Condos and Development, Investments, Luxury Residential Market, Sunny Isles Beach Condos
- Sunny Isles Beach Oceanfront
What’s happening in Sunny Isles Beach and where are these great deals? With 225 luxury condos priced over $1M, where would one begin? In looking at new construction from 2005 and on the inventory falls to 175 with ZERO bank owned and surprisingly only 5 short sales. I’m going to begin looking at the lowest possible price per square foot and start with $500 in which we see the inventory drop to TWENTY! In continuing to weed out the bad from the good, I’ll eliminate 3 at Oceanika Villas which hasn’t even broke ground yet leaving 17 top potentials.
Sunny Isles Beach Condo Deals Here
Price Bands of # of condos for sale in Sunny Isles Beach
>$250 – 366
$250 – $499k – 283
$500 – $749k – 167
$750 – $999k – 131
$1M -$1.999M – 176
$2M -$2.999M – 31
$3M -$3.999M – 11
$4M -$4.999M – 6
$5M -$5.999M – 2
Total – 1,173
What’s happening in the luxury tier of closed condo sales of Sunny Isles Real Estate? As of the last 90 days, 13 luxury oceanfront condos have sold in the price ranges of $1M to $4.999M. Interesting to note that only 1 of 13 closed above $2M showing where real buyers are prepared to go financially given the current market. Leading the pack was Acqualina with the record high sale and a staggering 37% discount off list price ($7.9M). Additional highlights show Turnberry Ocean Colony leading with the highest number of condos closed at 7. Ocean Four, Jade Beach, Trump Tower I, Trump Palace fall in line respectively. Average selling price per square foot is $499. Average days on market at 177 and the average Sale to List Price is at 89%.
Price Bands of # of condos SOLD (last 90 days) in Sunny Isles Beach
>$249 – 87
$250 – $499 – 26
$500 – $749k – 14
$750 – $999k – 11
$1M – $1.999M – 11
$2M – $2.999M – 1
$3M – $3.999M – 0
$4M – $4.999M – 1
$5M – $5.999M – 0
Total - 151
Sunny Isles Beach Condos For Sale vs. Sold
Sunny Isles Beach Months of Inventory
These graphs show the inventory trends and closed sales moving in the right direction for recovery. If these graph trends stay relative we could begin to see solid stabilization next year. The inventory still reflects a 25 month supply so there are great buying opportunities as seller’s still have strong competition and duration concerns when liquidity in selling is a must. Inventory has dropped from 41 months to 25 months, while closed sales have doubled over this time last year! In summary, still a good inventory selection with trends showing favor to “local” market improvement… we’re looking good Sunny Isles!~ Want more information on Sunny Isles Beach condos for sale or have insights & opinions, leave a comment below for the readers to see.
- Your link to what’s new & happening along the Miami Dade County beaches 1.888.383.7326.
Alligator Found in Pool on West Dilido Drive?
by Ashton Coleman on Sep.05, 2009, under Buyers of South Florida, Uncategorized, Waterfront Homes
I received a LIVE CHAT inquiry from a customer in the UK on September 3rd and found it to be a humerous conversation.. Here’s the transcript and you’ve got to see ‘photo 6′ (second link) which was out discussion topic on the gator in the pool (LMFO).
Chat Transcript
|
Drew:
Hello,
I’m looking at a property:- 204 W Dilido DR, Miami Beach. In the sixth photo there appears to be a crocodile in the pool? I’m not too familiar with Miami but I am aware of the everglades. Is this a common occurrence?
| Call accepted by operator Ashton Coleman. Currently in room: Drew, Ashton Coleman. |
Ashton Coleman:
I’ll take a look at the photo now to see…
Drew:
Hi Ashton, Thanks.
Ashton Coleman:
It is not a common occurrence in Miami Beach.. we don’t see alligators here
Drew:
What do you make of the figure in the pool?
Ashton Coleman:
I’m looking at each photo and which one exactly?
Drew:
Imagine no.6
Drew:
oops sorry wrong one. try this link :-
Drew:
http://www.resionline.com/megatemplate/mlsdetails.asp?mls=D1298101&id=3065746&language=&license=&source=miamimls
Ashton Coleman:
sure looks like a gator…
Drew:
I couldn’t believe what I was seeing. Last heard about a jogger that came to an unfortunate end out there.
Ashton Coleman:
only other option is a palm leaf.. We don’t hear of gators in Miami Beach.
Drew:
Palm leaf? My wife & I at some point would like to take a trip to your town (we’re in the UK) specifically to tour and see the architecture, not sure when yet but would certainly like include these places.
Ashton Coleman:
No problem. With an email address, I’ll send you what matches your exact criteria to begin reviewing..
Drew:
Nice 1. Thanks again, keep an eye on the wild life out there! Bye for now
Ashton Coleman:
A leaf from the Palm tree which appears the same in this image. It’s a very large leaf and what I believe it to be in this photo.
Drew:
I’ll take your word for it but the tail is a bit of a give away with a bulbous body and short stumpy legs!
Ashton Coleman:
OK, Bye Drew !!
Drew:
Ciao for now.
Lifestyles of the Rich & Famous (Part 5) Ocean One Penthouse
by Ashton Coleman on Jul.23, 2009, under Buyers of South Florida, Condos and Development, Luxury Residential Market, Sunny Isles Beach Condos
2 Story Penthouse at Ocean One Sunny Isles Beach
Lifestyles of the Rich & Famous (Part 5) brings us to a very desirable 4 bedroom, 5.5 bath Penthouse residence at Ocean One. This extraordinary mansion in the sky offers only the finest appointments, woodwork, marble, cabinetry and fixtures which make this one of a kind beach penthouse a work of art. This Ocean One Sunny Isles Beach home includes state of the art smart electronics, electric shades, entertainment system, private elevator, three car enclosed electric door garage deeded to the unit, private Russian sauna, steam room, rooftop hot tub and additional spacious roof top garden overlooking Miami, the ocean and Fort Lauderdale. Partial ocean views from the south terrace while city lights come to life at night!
Ocean One Condo Development is a well established
30 story condominium with large reserve fund, built in 1999 with only 13 condos for sale out of 240 (5% Inventory). The building includes all of the luxury services along the northern coast of Sunny Isles Beach including an amazing salt water swimming pool with fountains, a beachfront restaurant, fitness center & yoga classes. The land parcel is one of the largest stretches of coastline at approximately 800 linear feet with large green areas, a child’s play area, BBQ grills for cookouts and much more including stellar security as you enter the building. Call for a easy showings (qualified buyers) or additional information at 1.888.383.7326, your Sunny Isles Real Estate resource.
Flickr Ocean One Photography
See all Condos for Sale in Ocean One
Ocean One Condos for Rent
Luxury Condo Sales of Sunny Isles Beach
by Ashton Coleman on May.20, 2009, under Buyers of South Florida, Condos and Development, Luxury Residential Market, Seller's of South Florida, Sunny Isles Beach Condos
Luxury Condo Sales of Sunny Isles Beach (YTD 2009)
In review of what’s closed in the upper tier sales of Sunny Isles Beach luxury condos, we find 16 sales this year in Sunny Isles Beach over $900,000. Closed Sale prices range from $925k (Ocean One) to the record sale of $1.980M. The luxury buildings relaying these sales include Acqualina, Turnberry Ocean Colony (both N & S), Trump Palace, Millennium, Ocean Two & Ocean One. Closed Sale Averages reflect a Selling Price Per Square Foot at $524, Average Days On Market at 307, Average List Price Per Square Foot at $605 and Average Sale to List Price Ratios at 86.46%. Interesting to note this time last year (5.20.08) there had been 47 closed sales for a 66% decrease in sales volume.
The record high sale goes to unit #2703 at Turnberry Ocean Colony (decorator ready) which was an exceptional price compared to the 2007 & 2008 values. At only $569SPSF the buyer bought right on the Martinique Model. Last year these units were selling from $2.1M to $2.6M, while in 2007 they were selling for $2.5M to $2.750M. Today there are 3 pending sales in Turnberry Ocean Colony. In 2007, the Martinique (03 line) was selling at $761PSF for a 25% depreciation over the last 2 years. Turnberry Ocean Colony is very traditional in design and has superior features such as the community restaurant, the enormous fitness center & Spa plus the limosine service and complimentary valet for your guests.
Second in line for Sunny Isles Beach high closed sales of 09 was found at Trump Palace PH#5507 and sold at an extraordinary price of $1.582,700 after 61 days on the market. This translates to $579PSF not including the unique rooftop terrace (915SF) with a spiral staircase. Trump Palace has 3 luxury sales so far this year ranging from $1.150-$1.2M ($531 PSF & $554 PSF on 06 line) to $1.583M (PH). This 06 line sold for an average price per square foot of $572 in 2008 and $630PSF in 2007 for a 2 year depreciation of 14% (specific to the 06 line with 2 sold in 2008 and 2 sold in 2007). Trump Palace offers the best value in my opinion with a gated entryway, 4 pools and full access to the resort amenities next door. Trump Palace also relays the healthiest turnover rate with fewest days on market in Sunny Isles Beach. The building is well established, friendly and financially stable.
Third & final review of highest sales this year were the 2 closed sales at Acqualina which sold at $1.450M ($714PSF on 03 line) & $1.550M ($689PSF on 05 line). Last year these 03 line units were selling from $1.250M to $1.320M, while in 2007 these 03 line units were selling from $1.275M to $1.365M. The 05 line were selling in 2008 from $1.250M to $1.450M, while in 2007 the 05line units were selling from $1.360M to $1.5M. We see a surprising appreciation in Acqualina {based on the 2 highest closed sales} of 2009 reflecting a 9% increase over 2007 values. There are 3 condos currently pending sale today in Acqualina. High $600’s are a good reference point for future owners of Jade Ocean. True, the Jade Ocean development is uber-modern in design and superior in some aspects while Acqualina is very contemporary in design and has additional superior features including the resort amenities, restaurant and spa. However in an apples to oranges comparison, it’s still a fruit and both developments, including Turnberry Ocean Colony, offer superior residences dependant on personal preferences.
So where are the best buys today in Sunny Isles Beach?
Strictly based on new towers under $600PSF, we find oceanfront condos that I believe are the few positioned to sell as ‘NON’-Short Sales…Review Sunny Isles Beach Condos: Luxury Oceanfront Condos Here
The truth is in the numbers, 1.888.383.7326. Let me know of any future posts you’d like to see here.
Lifestyles of the Rich & Famous (Part 4) Portofino Tower South Beach Reduced $1M
by Ashton Coleman on Mar.31, 2009, under Buyers of South Florida, Condos and Development, Luxury Residential Market, Seller's of South Florida, South Beach Condos
2 Story Tower Suite at the Prestigious Portofino Tower
Lifestyles of the Rich & Famous (Part 4) brings us to a very desirable 2 story home in the sky. This palace residence is #3105 at Portofino Tower South Beach located in SoFi (South of Fifth) at 300 South Pointe Drive and was just reduced by $1M USD this month for a motivated sale, to a new asking price of $4.9M or $891 PSF.
With a recent purchase price of $5.250M (06/2007), this luxury South Beach condo residence is comprised of 4 large bedrooms and 4.5 baths with just under 5,500 interior square feet and boasting 270 degree views of the Atlantic ocean, Biscayne Bay and stellar South Beach real estate. The private elevator opens directly onto the second floor and into the living areas and kitchen with maids quarters and floor to ceiling windows encompassing all of South Beach. The stairs circle down into the master bedroom suite with his & hers bathrooms and massive closets. This one of a kind trophy property is for the buyer ready to enjoy their lifetime successes.
Portofino Towers South Beach
is the tallest luxury highrise built in 1996 and what a great year it was! Today there are 28 condos for sale (MLS derived) out of ~220 total or 13% as this is a well established “healthy” building with very happy residents. Statistics also show an average asking price per square foot at $895PSF, average selling price per square foot at $627 PSF, average days on market at 68 DOM and a sale to list price ratio at 87%. The average Portofino Tower list price is $2.3M (2,515 SF). Last year there were 10 closed sales at an average selling PPSF at $676 for a 7% depreciation so far. Portofino Tower full featured amenities include 24 hour concierge with valet service, 2 tennis courts, world class spa & fitness center, 2 pools, hot tub, sauna, billiards and community rooms.
Click here to preview all Portofino Tower condos for sale
Portofino Tower Condos for Rent
This is not my listing but worth proper exposure here and I’d appreciate earning your business if this is what suits your real estate desires. For more details or to schedule a showing call 1.888.383.7326
Trump Palace Sunny Isles Beach Penthouse Goes In 10 Days
by Ashton Coleman on Mar.27, 2009, under Buyers of South Florida, Condos and Development, Luxury Residential Market, Seller's of South Florida, Sunny Isles Beach Condos
Trump Palace Penthouse #5507 just sold in an unsurprising 10 days. This Trump Palace gem has a 915 Square Foot Terrace for that special “unique factor” required for a fast sale in today’s market. Another special unique factor is the spiral staircase leading to the private Master Bedroom and entertainment terrace with rooftop jacuzzi. The asking price was set at $1.925M for a 3 bedroom, 4.5 bath or $705 per square foot ($527 PSF including the terraces).
Trump Palace PH Entertainment Terrace
Trump Palace Penthouse Views South
An amazing price considering it was sold in 2007 at $2.8M!
BUYER UPDATE: #TS5505 is also a 2-story and is listed here for $1.890M, purchased in 2007 for $2.750M, this one’s sure to sell soon.. It was just listed (Exclusive Waterfront) on March 14th!!
Trump Palace condos were built in 2006 and is one of the more desireable developments found on Sunny Isles Beach today. Great features of the Trump Palace condo development are the gated entryway with stellar security, resident privacy yet with access to the Trump Int’l Beach Resort next door, a private lap swimming pool, tennis courts, child care facilities, restaurant and bars along with other luxury services found within this three tower development. Average days on the market from the last 90 days has dropped to only 63 DOM with an increase in inventory reflecting a high 21% of 275 total Trump Palace condos.. excellent deals are being made with 1 bedrooms as low as $400k! Other average sold values from the last 90 days reflect $510PSF with a $606PSF asking price. 2 bedroom deals are to be had with a turn key 2 Bedroom (1,600 SqFt) #1005 hovering the ocean here. Other great Trump Palace condos for sale can be found on MiamiDreamRealty.com along with other great Sunny Isles Beach real estate. 1.888.383.7326
Canyon Ranch Miami Beach North Tower Release & Review
by Ashton Coleman on Mar.24, 2009, under Buyers of South Florida, Condos and Development, Luxury Residential Market, Miami Beach Condos, Seller's of South Florida, Uncategorized
Canyon Ranch Miami Beach has opened its doors to the long awaited North tower (6899 Collins Avenue) within this distinguished development. I’ve added some of today’s photographs for you to see the beauty in it…
Here’s the amazing SW View from the 22nd floor. Notice the historic Carillon hotel sign maintained with the Canyon Ranch project. Just below the Downtown skyline is La Gorce Island then the new NoBe on the Bay condos (which seems to have come to a standstill), Aquasol and the King Cole far off to the right.
The Canyon Ranch North tower pool was inviting with a large jacuzzi and beach access & services. There’s far less setback from the other tower and hotel. All amenities are included throughout this health conscience complex
The hallways were bright, elegant and spacious..
A slick uber modern Canyon Ranch kitchen with Miele & Sub Zero appliances
The lobby was classy and well done with beach accents including shell chandeliers along with modern bamboo style columns and a waterfall
The front entryway had valet with a great big smile and an immediate attention at the front from concierge. An Excellence in service..
Welcome home to Canyon Ranch Living Miami Beach. This great new development plus the addition of MEi Condos add a new dimension to this Miami Beach real estate market. To preview all Canyon Ranch condos for sale click here or Rent for details on updates & availability call me at 1.888.383.7326.
Lifestyles of The Rich & Famous (Part 3) Fontainebleau Resort Miami Beach
by Ashton Coleman on Mar.01, 2009, under Buyers of South Florida, Condo Hotels, Condos and Development, Luxury Residential Market, Miami Beach Condos, South Beach Condos
Fontainebleau II located at 4441 Collins Avenue, has a trophy Penthouse worth making it to the top of the luxury list of all time best properties on Miami Beach. Showcasing unobstructed Northern views of Miami Beach, this 4,500 interior square feet (4 bedrooms and 5 baths) luxury Miami penthouse is for sale today at $13.5M and was just recently reduced in February09 from $16M (16% reduction) coming with 5 parking spaces for your collection or guests. Maintenance fees are approximately $1 per square foot and covers everything including valet, high speed internet services, cable, phone, electric plus the owner’s lounge with daily breakfast and afternoon hors d’oeurves!
The Northern penthouse property was purchased new in 2005 for $3.6M and was completely renovated throughout for a turn key residence dominating the entire northern half of Fontainebleau II (Tresor) with high ceilings, an open floor plan plus windows and light throughout… Fit for a successful superstar looking for an amazing Miami Beach Penthouse residence.
Truly a celebrities trophy penthouse with an amazing skyline span over the blue skys of Miami Beach real estate. The terraces add an additional 2,500 square feet of outdoor living and entertainment area with complete Penthouse privacy. The Fontainebleau hotel & Spa services are are around the clock and essential with easy & private access to the 40,000 square foot spa, excellent restaurants, a nightclub, fitness center, tennis courts, multiple pools, waterfalls, children’s play room, owners lounge area all wrapped into the 22 acres of famous resort amenities including the enjoyment of the recent billion dollar renovation. Rent it with ease while away…
Fontainebleau II aka Tresor Building, was built in 2005 and consists of 37 stories and made up of 460 condo hotel units. Today, there are 57 units for sale or 12%as resales with 8 closed MLS sales in the last 6 months ranging from $315,000 to $700,000 for the average studio suites (520 SqFt) and 1 bedrooms (1,000 SqFt). Last year there were 14 sales with 12 in 2007 selling on an average price per square foot of $714 at 91% of list price.
Fontainebleau II Penthouse Views
Buyer’s, ready for a luxury Miami Beach Penthouse? This isn’t my exclusive listing but I’d love to represent you on the purchase. Call or email for the very best properties along Sunny Isles Beach, Bal Harbour & South Beach. If you’d like to receive local Miami Beach FL real estate news via blog postings & updates, you can easily be notified by RSS feed (see upper right column) or by email above each time a new posting occurs. Visit JADECondosSunnyIsles.com website & Blog relaying all new information for JADE Beach & JADE Ocean! Have a great week and call any time toll free 1.888.383.7326 or view new condos here. South Beach to Sunny Isles Real Estate Sales & Marketing at MiamiDreamRealty.com.
Coffee Talk. Talk Amongst Yourselves.
by Ashton Coleman on Feb.27, 2009, under Luxury Residential Market, Seller's of South Florida
First of all I want to say, it’s not about the agents double ending commission, it’s about the seller’s best interest = Selling.
I’ll give you a topic… High end luxury sales associates & broker’s do not prefer their listings be advertised by other agents. ie) Free additional marketing/property promotions from the real estate community in a strong buyer’s market where every source of promotion helps; “like butter.” Out of 1,550 South East Florida condos over $1M, only 55% of brokers allow advertising on their “exclusive listings.” Out of 90 luxury Miami Beach condos over $5M, 46% allow outside advertising. I’m getting a little vaklempt, talk amongst yourselves.
Miami Asbestos Prevention and Tips for Home Owners
by Ashton Coleman on Feb.18, 2009, under Buyers of South Florida, F.A.Q., Waterfront Homes
Although Florida does not contain naturally occurring asbestos, the substance still made its way to a large portion of the state. Located in the southern tip of Florida, Miami is home to a thriving financial and entertainment industry. Home to Kennedy Space Center and many shipyards such as the Port of Miami, asbestos was a major form of insulation and piping because of his heat, 
sound and flame resistant qualities. Shipyard workers, electricians and mechanics all have been likely to be exposed to asbestos.
Potential Miami Beach home buyers or those seeking to remodel older homes are in danger of asbestos exposure because many structures still may contain the toxic substance. There are now many healthy alternatives that completely replace the need for asbestos.
Although the non-disturbance of asbestos materials is not dangerous, the inhalation of airborne asbestos fibers can cause a rare lung-ailment known as malignant mesothelioma. This form of asbestos cancer is one of the most difficult diseases to diagnose due to a latency period which lasts anywhere from 20 to 50 years. Mesothelioma treatment varies, depending on the age of diagnosis and other individual health factors. If you have worked or have been exposed to asbestos, you should seek a medical checkup immediately. Manufacturers of asbestos knew of its harmful components, but continued shipping the product anyways.
It is recommended for home owners or remodelers to hire professional inspectors or abatement contractors who can determine the legitimacy of danger. The Florida Department of Air Resource Management administers an asbestos removal program in order to prevent the release of airborne asbestos fibers in places of work, public facilities and homes. A Daytona Beach Real Estate company reported that many citizens were affected as a result of the release of toxins and spills from asbestos damage. In November 2007, plans to implode the North Miami’s old Sheraton Bal Harbor Hotel were delayed as many in the community feared the demolition would send toxic asbestos dust into the surrounding area. The removal must be completed by professional abatement contractors who are trained in handling toxic materials.
Once the removal process is complete, green alternatives such as cotton fiber, cellulose and lcynene should be considered as friendly replacements to asbestos. These recycled building materials will lower your carbon footprint and produce a healthy lifestyle. These materials can also reduce energy costs in the home. According to the United States Environmental Program, the use of cotton fiber can lower annual costs up to 25 percent annually.
This article was contributed by jesse@asbestos.com at the Mesothelioma Cancer Center and I welcome any additional contributors with relevant material who are always welcome to contact me. Call or email for the very best deals along Sunny Isles Beach, Bal Harbour & South Beach. If you’d like to receive local Miami Beach FL real estate news via blog postings & updates, you can easily be notified by RSS feed (see upper right column) or by email above every time a new posting occurs. Visit JADECondosSunnyIsles.com website & Blog relaying all new information for JADE Beach & JADE Ocean! Have a great week and call any time toll free 1.888.383.7326 or view new condos here. South Beach to Sunny Isles Real Estate Sales & Marketing.
Lifestyles of The Rich & Famous (Part 2) Miami Beach FL & Bal Harbour
by Ashton Coleman on Dec.16, 2008, under Buyers of South Florida, Luxury Residential Market, Seller's of South Florida, Waterfront Homes
Miami Beach & Bal Harbour Single Family Home Closed Sales and Single Family Home Buys
Venetian Islands
In review of amazing Miami Beach homes & Bal Harbour Home Sales from 2008, there are 4 sales mentioned below and another few Miami Beach FL waterfront homes I expect to sell soon and worth your preview. Click on the Addresses below to see property details..
224 Bal Bal Drive- 4BR, 4.5 Bath, 5,783 Square Feet, Sale Price at $6.5M ($1,124 psf) Asking Price $8.9M (73% of List), 101 Days On Market
5959 Collins Avenue- 5BR, 5.5 Bath, 5,685 Square Feet, Sale Price at $6.7M ($1,178 psf) Asking Price $6.950M (96% of List), 332 Days On Market (Villa Residences at The Bath Club)
235 E Rivo Alto Drive- 6BR, 6.5 Bath, 6,000 Square Feet, Sale Price at $4.6M ($767 psf) Asking Price $5.9M (78% of List), 432 Days On Market
1215 N Venetian Way- 7BR, 6.5 Bath, 7,653 Square Feet, Sale Price at $4.5M ($588 psf) Asking Price $5.7M (79% of List), 84 Days on Market!
La Gorce Island Single Family Home
Looking for the perfect Miami Beach Estate?
Here are ideal Miami Beach FL waterfront homes painting the perfect picture for luxurious living along the Miami Beaches, Bal Harbour & Aventura waterfront communities. For a private “qualified” tour or more real estate information on one of your favorite homes, let me know.
1420 Biscaya Drive- 6BR, 5.5 Baths, 7,570 Square Feet, Asking Price $5.4M ($713 psf), 186 Days on Market
3914 Island Estates Drive – 5BR, 7 Baths, 6,708 Square Feet, Asking Price $5.999M ($894 psf), 116 Days on Market
1249 Biscaya Drive- 5BR, 4.5 Baths, 7,916 Square Feet, Asking Price $6.299M ($795 psf), 167 Days on Market
1215 N Venetian Way- 7BR, 6.5 Baths, 7,653 Square Feet, Asking Price $7.9M ($1032 psf), 119 Days on Market
98 La Gorce- 7BR, 7.5 Bath, 7,848 Square Feet, Asking Price $11.5M ($1,465 psf), 12 Days on Market
56 Bal Bay Drive- 9BR, 10.5 Bath, 12,000 Square Feet, Asking Price $12M ($1,000 psf), 36 Days on Market
38 Indian Creek Drive- 6BR, 6.5 Bath, 7,295 Square Feet, Asking Price $14.9M ($2,042 psf), 92 Days on Market
6396 N Bay Road- 7BR, 8 Bath (2 half), 11,800 Square Feet, Asking Price $15M ($1,271 psf), 193 Days on Market
South Beach to Sunny Isles Real Estate Consultant, Micro Economist. If you’re thinking of placing your luxury estate on the market, contact me for a marketing overview and pricing band analysis to determine the proper selling price. If you’d like to receive the latest local real estate news via blog postings & updates, you can easily be notified by RSS feed (see upper left column) or by email above every time a new posting occurs. The new JADE Condos Sunny Isles.com is now available! Have a great week and call any time toll free 1.888.383.7326 or view new condos here.
Il Villaggio Condos South Beach as Premier Ocean Drive Location
by Ashton Coleman on Dec.15, 2008, under Buyers of South Florida, Condos and Development, Luxury Residential Market, Seller's of South Florida, South Beach Condos
Il Villaggio on Ocean Drive
Il Villaggio on Ocean Drive is arguably the best residential tower on South Beach. Owning the premier position at the northern parcel of Lummus Park and Ocean Drive, Il Villaggio offers the very best in services and amenities to its celebrity unit owners such as Jerry Bruckheimer which owns two combined Penthouses at Il Villaggio.
Today, there are 18 active Il Villaggio condos (18 out of 127 total units or 14%) for sale ranging from $900,000 to $13,900,000. 4th Q 2008 stats show Il Villaggio Condos average sales price $3.914M with an average price per square foot at $1,584. There are currently no Il Villaggio Condos under contract, however 5 sales did occur in 2008 ranging in sales price from $890,000 to $5.5M with an average sale to list price at 94%, average price per square foot at $1,527 psf and averaging only 104 days on the market! This is one of the only buildings that has held it’s own during trying times in the local real estate market. These Ocean Drive condo units have appreciated very well since it’s release in 1998.
South Beach & Ocean Drive
A very desirable Il Villaggio condo line is the Tower Suite 05 which rests on the SE Corner boasting superior wrap around views over South Beach, Lummus Park and Ocean Drive. Consisting of 2,306 Square Feet (+644 terrace space) and 3 bedrooms, 4.5 baths, this private corner line has only 1 available on the 14th floor (#1405 Click Here) with an additional option of combining the neighboring condo which is on the market for $5.595M and $2.990M respectively. Total Square Footage of the two combined Il Villaggio residences would be a massive 4,086 Square Feet. This Virtual Open House below showcases #1405 now ready for new ownership!
Il Villaggio Tower Suite 05 Floor Plan Available Upon Request.
South Beach to Sunny Isles Real Estate Consultant, Micro Economist. If you’d like to receive the latest local real estate news via blog postings & updates, you can easily be notified by RSS feed (see upper left column) or by email above every time a new posting occurs. The new JADE Condos Sunny Isles.com is now available! Have a great week and call any time toll free 1.888.383.7326 or view new condos here.
Miami Beach FL Real Estate Broker Associate Earns Membership in Prestigious Million Dollar Guild
by Ashton Coleman on Dec.01, 2008, under Buyers of South Florida, Community Information, F.A.Q., Luxury Residential Market, Seller's of South Florida
CLHMS & Million Dollar Guild
News Release
FOR IMMEDIATE RELEASE
Local Real Estate Professional Recognized for Million-Dollar Successes Ashton Coleman Earns Membership in Prestigious Million Dollar Guild
(Miami Beach FL, December 1st) R. Ashton Coleman, of Keller Williams Miami Beach, has been recognized by the prestigious Institute for Luxury Home Marketing for his recent performance in the million-dollar and above luxury home market within Sunny Isles Beach.
“Real Estate professionals who have earned admittance to The Institute’s Million Dollar Guild not only have specific upper-tier market knowledge, but they also understand the unique needs of affluent buyers and sellers and recognize the importance of being discreet,” said Institute President Laurie Moore-Moore. “Whether you’re buying or selling a multi-million dollar property, you can depend upon The Institute’s Million Dollar Guild members to have the competencies necessary to help you meet your objectives.”
“To have this recognition of my accomplishments in serving Sunny Isles Beach is an honor,” said Coleman. “It has strengthened my commitment to the community and its residents.”
Members of the Million Dollar Guild are Certified Luxury Home Marketing Specialists (CLHMS) who have documented their success in assisting affluent buyers and sellers with million-dollar properties. The recognition is awarded by the Institute for Luxury Home Marketing which trains real estate agents in the luxury home market and awards international designations to those who meet stringent performance standards.
Coleman has been in the Miami Beach FL real estate market since 2002 and specializes in the luxury oceanfront real estate market. “I’ve created a very effective global marketing platform through my network affiliations, websites and micro economic analysis reports via blogging ensuring proper real estate exposure with solid results.”
About The Institute for Luxury Home Marketing
The Institute for Luxury Home Marketing exists to help real estate professionals around the world provide high quality service to buyers and sellers of luxury properties. Institute members have completed special training to build expertise in the marketing of upscale homes and estates and those who meet performance standards may earn the prestigious Certified Luxury Home Marketing Specialist designation. Information and an international membership list can be found at www.CLHMS.org. Members are also listed on the Wall Street Journal’s RealEstateJournal.com website.
Contact: Ashton Coleman | Real Estate Sales Consultant | Keller Williams Miami Beach | MiamiDreamRealty.com | Telephone: 888.383.7326 | Direct: 305.978.7704 | Fax: 866.427.4224 | Email: Ashton@MiamiDreamRealty.com
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