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.

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.

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.

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.

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 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.

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 1^st) 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

Sunny Isles Beach Pier

Edition #2 of the 2008 Sunny Isles Beach Condo Index. We will be comparing the luxury oceanfront market from the 1st Quarter Sunny Isles Condo Indexto today’s updated 4Q Sunny Isles Condo Index including premier luxury towers such as Turnberry Ocean Colony, Acqualina, JADE Beach, Trump Palace, Trump Royale, Trump Towers I, II & III, Ocean 4, and a few select others. For various reasons, I’ve left out other great residential oceanfront towers from this Index such as Ocean III, Ocean II, Pinnacle, Millennium and the oceanfront condo hotel properties including the Trump International Resort, Le Meridian (M Resort) and the newest Sonesta Sole.  Sunny Isles Beach

This year has been exceptionally good for my business with record luxury sales, an invitation to the Million Dollar Guild (CLHMS) and what I believe to be a slow turn around in our “local” market. WHY? Well Miami Dade seems to have set the National trend of a downward real estate market back in 4Q 2005. We are now in the 3rd year of a depreciating market seeing approximately 35 to 40% depreciated real estate values. Inventory has decreased month over month from 2008 (although insignificant numbers). We also expect to set the National trend for a real estate turn around! In the next blog posting I’ll be elaborating a bit more on this potential turn around including the Sunny Isles Beach, Bal Harbour, Miami Beach, North Bay Village real estate and South Beach FL real estate “Micro” Markets which the Media Drive By’s fail to separate each entity from Miami as a whole. From a Miami Beach micro economists view point, we must analyze the local entities instead of feeding into the media’s fear of the National real estate market or even the reports on Miami Dade County. WHY? When you check the temperature outside, do you look at the National temperature or do you look at YOUR local temperature? That’s right and same with local real estate markets… it’s dependant on the Sunny Isles Local Market Conditions and this is what I am relaying herein the Miami Beach Real Estate Blog Posts so check back often.

On to the Sunny Isles 4Q 2008 Condo Index… As of today we are noting 1560 total condos for sale in Sunny Isles Beach. This year, there have been 481total closed sales (ALL figures are derived from the Multiple Listing Service MLS on November 30th). What we will be analyzing are statistics and trends for the most desirable luxury towers along Sunny Isles Beaches.

Percentage Available Inventory, Average List Price & Average Price Per Square Foot for leading luxury condo towers currently listed on the MLS.

• Acqualina- 17875 Collins Avenue | 27 of 247 or 11% | Ave List Price $2.954 | Ave PPSF $847
• JADE Beach- 17001 Collins Avenue | 22 of 248 or 9% | Ave List Price $1.489 | Ave PPSF $696
• JADE Ocean- 17121 Collins Avenue | Released 1Q 2009 with No MLS records
• Turnberry Ocean Colony North Tower – 16051 Collins Avenue | 25 of 130 or 19% | Ave List Price $2.341 | Ave PPSF $785
• Turnberry Ocean Colony South Tower- 16047 Collins Avenue | 34 of 130 or 26% | Ave List Price $2.261 | Ave PPSF $770
• Trump Palace- 18101 Collins Avenue | 42 of 275 or 15% | Ave List Price $1.244 | Ave PPSF $683
• Trump Royale (Just Released) – 18201 Collins Avenue | 2 of 275 or 1% | Ave list Price $854K | Ave PPSF $466
• Trump Tower I- 16001 Collins Avenue | 34 of 271 or 13% | Ave List Price $1.230 | Ave PPSF $543
• Trump Tower II – 15901 Collins Avenue | 15 of 271 or 6% | Ave List Price $1.215 | Ave PPSF $568
• Trump Tower III – 15850 Collins Avenue | Released 1Q 2009 with No MLS records
• Sayan- 16275 Collins Avenue | 25 of 88 or 28% | Ave List Price $1.210 | Ave PPSF $520
• Ocean Four – 17201 Collins Avenue | 75 of 281 or 27% | Ave List Price $1.068 | Ave PPSF $518
• La Perla- 16699 Collins Avenue | 56 of 326 or 17% | Ave List Price $661K | Ave PPSF $435

Ave. Price Per Square Foot on Condos SOLD within the last 6 months, Sale Price to List and # Days On Market

• Acqualina- 17875 Collins Avenue | 8 Closed Sales at $602 PPSF (10% decrease since 1Q) | 92% SP/LP | 314 DOM
• JADE Beach – 17001 Collins Avenue | Just Released this month with No Closed Sales
• JADE Ocean- 17121 Collins Avenue | Released 1Q 2009 with No Closed MLS Sales
• Turnberry Ocean Colony North Tower – 16051 Collins Avenue | 6 Closed Sales at $637 PSF (9% decrease since 1Q) | 83% SP/LP | 274 DOM
• Turnberry Ocean Colony South Tower- 16047 Collins Avenue | 4 Closed Sales at $784 PSF (20% INCREASE since 1Q) | 103% SP/LP | 147 DOM
• Trump Palace- 18101 Collins Avenue | 13 Closed Sales at $537 PSF (1% INCREASE)| 90% SP/LP | 116 DOM
• Trump Royale – 18201 Collins Avenue | Just Released this month with No Closed Sales
• Trump Tower I- 16001 Collins Avenue | 2 Closed Sales at $419 PSF | 96.5% SP/LP | 155 DOM
• Trump Tower II – 15901 Collins Avenue | Just Released with No Closed MLS Sales
• Trump Tower III – 15850 Collins Avenue | Released 1Q 2009 with No Closed MLS Sales
• Sayan- 16275 Collins Avenue | 1 Closed Sale at $388 PSF (10% decrease since 1Q) | 77% SP/LP | 220 DOM
• Ocean Four – 17201 Collins Avenue | 6 Closed Sales at $442 PSF (8% decrease since 1Q) | 91% SP/LP | 232 DOM
• La Perla- 16699 Collins Avenue | 14 Closed Sales at $403 PSF (2% decrease since 1Q) | 94.9% SP/LP | 190 DOM

Executive Summary- In looking at the health of a building we first look at available inventory. I typically relay a healthy inventory level of less than 15%. We see a unhealthy inventory levels in Sayan (28%), Ocean 4 (27%) and surprisingly in the South Tower of Turnberry Ocean Colony (26%). On the flipside, Trump Tower I looks somewhat healthy at only 13% inventory available for sale. In contrast to 1Q Sunny Isles Condo Index, we see Turnberry Ocean Colony and Trump Palace increasing in selling price per square foot (Could there have been mortgage fraud at Turnberry Ocean Colony with a recent sale at 130% of list price?). These number’s are skewed… Taking these luxury oceanfront towers into account, we see an average asking price per square foot at $621 with a  selling price per square foot for Sunny Isles Beach real estate at $526.50psf for a $94.50psf difference from the asking price. Average Days On Market is at 206 DOM or 6.87 months to sell compared to 177 DOM or 5.9 months to sell for an increase of 1 month additional selling time.

• Overall, it appears we are averaging 2.57% depreciation for the year.
• 85% Sale to List Price Ratios
• Days On Market DOM has increased from 177 to 206 Days to Sell (14% more marketing time)

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.

Jade Beach rob2010 flickr

TODAY is the MiamiBeachRealEstateBlog.us 1 YEAR ANNIVERSARY and I’ve got something grand to pronounce & promote… ’JADECondosSunnyIsles.com’ is set to release this week and will showcase all JADE Sunny Isles Beach Development details including JADE condos for sale, statistics, VIDEO’s and related building information covering this new JADE Condos Sunny Isles Beach Development. It is a new landmark.

So what’s happening today at JADE Condos? Today there are only 20 JADE Beach luxury residences on the market ranging from 1,085 SqFt. ($749,000) to 3,211 SqFt. ($2.3M). NOTE ’JADE Beach’ Condo DEAL: There is a low floor B1 Model just over the ocean who’s lucky buyer is looking to sell at an unmatched price from pre, pre construction pricing from the VERY beginning. It is 1,085 (1BR) total square feet and is aiming for a simultaneous close saving everyone money at only $585,000 which includes your closing costs.. There is little time to delay and it’s ready to close at only $539 equivalent pricing of Trump Towers yet at a far superior building!! Also another great deal is found at ‘JADE Ocean’ and is a high floor D line (2438 Sq Ft.) with this owner looking for a simultaneous close (possibly assignable) at a JADE condo deal of $2M equivalent to the 2008 Sold Values  at Turnberry Ocean Colony!

Jade Beach Floor Plan D

Call me at 1.888.383.7326 ext 1 for additional information on these deals or the new site [JadeCondosSunnyIsles.com...coming soon!]. I’m seeking new JADE Condo listings so if your interested in selling or renting, let’s speak and interview to get your property on an efficient global marketing plan showing you great results. 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. Have a great week and call any time toll free 1.888.383.7326 or view new condos here.

Bal Harbour Atlantic & Inlet

Well finally a new blog post. I’ve noticed where even the elite bloggers of Miami are slowing down a bit on frequency including the ever so consistent colleague Lucas Lechuga of MiamiCondoInvestments. Could be due to sales and increased business in the last few months which is my excuse and I am blessed to be extremely busy with sales & rentals along Miami Beaches. With this blog posting I wanted to look at the superior oceanfront towers and see what has been selling in the last 90 days and what is likely to sell in the next month or so. If you look at the absolute best of the beaches from Bal Harbour North to Sunny Isles real estate, there is only a handful of premier oceanfront residences based on personal preferences and taste. For those seeking a modern development, One Bal Harbour residences has much to offer with superior Inlet & Atlantic views. We see a total of 8 sales in the last 90 days (MLS results only) ranging from $1.550M (2229 SqFt) to $3M (5262 SqFt). The buildings average days on the market is 197 based on all 8 sales with an average selling price per square foot at $746 and an average asking price per square foot at $955. Today there are 37 One Bal Harbour condos for sale ranging from $599k (515 SqFt) to $6.5M (5262 SqFt) and there is 23% of available inventory. IMPORTANT NOTE: Regent One Bal Harbour operates the hotel suites (18 floors) from the western side while the private residences on the Eastern One Bal Harbour tower (26 floors) are separate from the hotel entryway and pool yet with full access to all amenities including the SPA. There is a private entry and ocean side pool for the residents.

Turnberry Ocean Colony

Moving further North into Sunny Isles Beach we see a superior development consisting of 2 towers known as Turnberry Ocean Colony and consisting of a traditional design with a connecting private restaurant, fitness center, SPA and cocktail lounge. There are 130 private residential units at 37 floors high. There have been 6 closed sales at Turnberry Ocean Colony over the last 90 days ranging from $1.975M (2772 SqFt) to $2.625M (3735 SqFt) and there is 22% of available inventory. The buildings average days on the market is at 279 based on all 6 sales with and average selling price per square foot at $739 and an average asking price per square foot at $783. Active available residences range in price from $1.375M (2235 SqFt) to $4.8M (3735 SqFt). Just 10 blocks north of Turnberry Ocean Colony Condos is the new Jade Beach & Jade Ocean Towers which is a blog post in its own. Simply AMAZING! The architect has created an ultra modern cutting edge design and enabling smart features such as a computer controls built into the residences which handle all aspects from lighting to child care, dry cleaning & valet. Closing have begun and the appraisers are having success on some and difficulties on the other appraisals. I am looking for sellers interested in selling as this condo is a career goal to work towards. Acqualina Sunny Isles Beach is a comparable property that need not be left out…More to Come! Here’s the video:

Acqualina – Watch more Videos at Vodpod.

JADE Beach Condos

Average selling prices at Jade Beach Condos range from $750 to $800 while Jade Ocean supposedly ranges around $1000 to $1100 per square foot and is SOLD OUT as per developer with only a small count of defaults. I am certain that Jade Condos are here to set local area records and there are 3 story penthouses that must be worth $11M+ (I am guessing here). I’m seeing the smallest units appraising above sales prices while the larger units are coming up a couple hundred thousand short ie.) $2M appraisal with a $2.2M sales price..hmmm. Based on outside comparables these larger Jade Beach condo units are under priced for the product being delivered.

Well let’s continue moving north up Sunny Isles Beach and to some I may be stretching it here yet I am overly optimistic on Trump Palace and the soon to be released Trump Royale. Why?… well the number one distinction is the gated entryway suitable for the Russian Mafia to feel protected. It’s one of the most secure buildings around and you must be on “the list” just to make it to the elegant lobby. The second reason I like the Trump Palace and Trump Royale is the proximity to the new A Rated school (K through 8th) and solid retail outlets across the street. The third reason is privacy yet access to the Resort Amenities next door at The Trump International Beach Resort.

Trump Palace

The prices at Trump Palace & Trump Royale today are excellent and we see 7 closed sales in the last 90 days ranging from $680,000 (1348 SqFt) to $1.240M (2143 SqFt). The buildings average days on the market is at 105 based on the 6 closed sales with an average selling price per square foot at $539 and an average asking price per square foot at $672. Active available units at Trump Palacerange from $515k (1197 SqFt) to $3.9M (4200 SqFt) and there is 16% of available inventory.

Best Deals at One Bal Harbour

Best Deals at Turnberry Ocean Colony

Best Deals at JADE Beach

Best Deals at Trump Palace

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. Have a great weekend and call any time toll free 1.888.383.7326 or view new condos here.

Cielo on the Bay

I had the chance today to step inside of the new development Cielo on the Bay on the island of North Bay Village. Although a premature tour, I was very impressed with the floor plans and outstanding Biscayne Bay Views. The property looks great and will soon be the premier building on the island. Why, you ask? Private elevators enter into the foyer, Flow Through floor plans, Marina holding 35-50′ vessel, Rooftop pool and Jacuzzi, 2 parking spaces per unit and the privacy of only (36 residences) 4 units per floor. The location itself is ultra quiet and private off the right fork of Harbour Island (behind the fire and police department) known as East Drive. The prices as all Miami Beach properties are negotiable with “asking prices” ranging around $1 Million (1800 interior square feet) for a 2 Bedroom with 3 Bath plus an office/den. The lower 4th floor is justifyably unique with 3,500 of terrace space and high ceilings. The dock spaces are sold separately and now would be a good time to arrange a package deal. Contact me today for an interview if you’re looking to buy or sell at Cielo on the Bay or any other properties related to North Bay Village real estate.

Cielo on the Bay Views

Developer Mario Egozi, founder of Egozi Development, Inc. has been in the real estate and construction industry for 25 years. He has specialized in high end residential construction in New York City for the past 22 years and has developed several residential projects in the New York City area. A native of Miami, Egozi has teamed up with Revuelta, Vega, Leon PC Architects for the development of Cielo. Architect Luis Revuelta, principal of Revuelta, Vega, Leon PC is one of the most respected architects working in the South Florida region today. Best known for his highly striking Miami condominiums, The Santa Maria, Bristol Towers and Porto Vita Towers. Revuelta’s innovative work continues with the sleek, spacious design of Cielo.

FLOOR PLANS

Cielo Lanai 4

Trump Int

The Trump Sonesta is no longer the “Sonesta”

Sonesta moved out in APR 08 and now it’s managed by a rookie company which belongs to a powerful worldwide network Leading Hotels of the World. Based on the weak dollar, tourism is at a record high so even without Sonesta, they have done a fantastic job in their first year. However, I believe the name sells itself. Unit #1102 is in the final 30-40 days of short sale progress. The appraisal has been done and my calculations show it to be worth around $235 to $250,000 based on 2008 closed sales. This #1102 Trump Resort Jr. Suite (667 Sq Ft) faces West over the new school and Bay with very pretty sunset views.

There are other hidden miscellaneous fees such as the Trump name usage, travel agency fees, corporate/group discount fees, which add to another 12% approximately. What is most important is your net and you will soon find no one will quote you on this as it can change at any time based on season, events,

Trump Beach Resort Pool

holidays, acts of God (ie. Tropical Storm FAY). 2008 Income for 3 MO INCOME on #1102 show $2,147 – $1,172 – $1,883 (Averages $20,808 Year End NET). My understanding is a 70% occupancy for 2007 with the number estimated higher this year based on the weak dollar. Sunny Isles Beach is rated as Americas top emerging travel destination by TripAdvisor and we are seeing a great demand pent up for purchasing in this price point. When priced at today’s market value such as #1102, I do not see the Trump International Beach Resort prices dropping any more than 10% below where they are today. If you’d like to receive new blog postings & updates once available, you can easily be notified by RSS feed (see upper left column) or by email every time a new posting occurs. Have a productive day and call any time toll free 1.888.383.7326.

What an amazing price on Bal Bay Drive. The gated single family home community of prestigious Bal Harbour just

224 Bal Bay Drive

sold a waterfront estate (4 BR/3.5 Bath) at only 73% of list price ($8.9M). The property was on the market only 101 days and was originally purchased for $4.160 in late 2003. Substantial renovations & improvements went into the 1953 home sitting on a 20,100 sq ft (.46 Acre) waterfront lot in one of the most desirable communities of Bal Harbour real estate. The home itself was 5,783 square feet and was equipped with new kitchens & baths, marble floors, an onyx bar, 28′ ceilings, heated pool and BBQ pit with spectacular wide open Biscayne Bay Views and private dock.

224 Bal Bay Drive

Oh btw, if you’d like to receive blog updates once available, you can easily be notified by RSS feed (see upper left column) or by email every time a new posting occurs. If you’d like a detailed list of other fine waterfront homes in Bal Harbour, Miami Beach, North Bay Village or Sunny Isles simply call or write. Reach out toll free 1.888.383.7326.

VIDEO: http://www.youtube.com/watch?v=rbz9CBDf0BI

Developing this luxury project at 120 Ocean Drive is none other than The Congress Group, a Boston based company known for it’s overtaking assistance of Bentley Bay construction struggles in 2003 along with the Miami based Architect Bermello Ajamil & Partners Inc. Kallisto at SoFi is scheduled for completion in NOV 2010 and construction will begin 4Q this year.

“This kind of product is not affected by the real estate crisis,” says Fabiana A. Bosca, director of project sales for Kallisto, when asked about developing such a project during the multifamily sector slump. “If you look at the statistics as to where sales are-and where sales are not-in this vast inventory of condominiums in Dade County, you will learn at the very high end of the market, units at $5 million plus, sales are moving along very briskly,” says Stephen Nostrand, executive vice president of Colliers Abood Wood-Fay in Miami. “The folks looking to buy those types of residences are typically insulated from most and any economic issues that the rest of the market is feeling.” – GlobeSt.com

We all know this will be a highly desirable building and surely to succeed in selling out as we found with Apogee Condos (Apogee “Sold” Price Per Square Foot Averages $1,239!) who many speculated would not do well based on the price and location (not even oceanfront). For more info on this new development or to schedule a meeting with the sales team, simply call the toll free number below or direct 1.305.978.7704. Oh btw, if you haven’t subscribed to this blog yet, do it now! If you’d like new blog updates once available, you can be notified by email or by RSS feed (see upper left column) every time a new posting occurs. 1.888.38.DREAM

MEi Condos

A Sneak Peak into the new MEi Condos Miami Beach delivered this August 2008. The building is simply amazing and moving fast towards completion. Property Markets Group (PMG) is an international developer based in New York City and well known in Manhattan for the ultra luxury condo projects sch as 823 Park Avenue, and chic boutique hotels such as On The Avenue and Hotel 57. MEi is the firms latest showcase, representing new levels of luxury and design quality at Miami Beach real estate last oceanfront address. Here are some photos and YouTube video.

MEi Condo Views over the Bath Club facing NE

MEi Condo with High Ceilings, Floor to Ceiling Glass and SE Views

MEi Kitchens w/Thermador Appliances

MEi Condo Sun Deck

Credited for the elegant Asian theme design goes to the very talented team led by star designer Jennifer

MEi City Views

Kleen from internationally acclaimed Hirsch / Bedner, who also created Miami’s Mandarin Oriental Hotel. Highlights of MEi’s residential designs include kitchens finished in Italian cabinetry, tempered glass counters, teak and stainless steel Thermador appliances. Bathrooms are custom designed with limestone, marble, glass & stone. An extraordinary beach club, spa & fitness center coming soon… An advanced, built in technology system custom created for MEi condo residents includes unlimited VOIP phone service, voice mail and fax, multiple lines, 100 channel satellite TV and secure broadband internet service as well as pre wiring for all audio, television and home automation systems. Call today for more info or to schedule a showing in August. Oh btw, if you haven’t subscribed to this blog yet, do it now! If you’d like new blog updates once available, you can be notified by email or by RSS feed (see upper left column) every time a new posting occurs. 1.888.38.DREAM

Lifestyle of the Rich & Famous (Part1) takes us to 88 La Gorce Island in Miami Beach FL real estate with an asking price of $25M USD (List Date JAN 08). This home is built on 27,900 Square Feet of prime (Eastern shore of La Gorce Island) waterfront (136 x 204) land. Completion is scheduled for early 2009 and the details are tremendous…

The home, known as Villa Okto, is a 2 story modern estate with 20,000 square feet of interior living space. The 9 bedroom home is comprised of 10 full bathrooms with 4 half baths, a wonderful chef’s kitchen, commercial elevator, impact resistant doors with a 40′ opening, an enormous rooftop terrace and best of all, 5 garage spaces for your treasured collection. The guest home is made up of 1 bedroom (of the 9) with 2 bathrooms. There is an elevated cabana with full bathroom plus a 2 bedroom (of the 9) 2 bathroom staff quarters with a full kitchen. The home is equipped with an 80′ lap pool and comes fully furnished. The masterminds behind the design are none other than Todd Glaser (with Touzet Studios) of Miami who is known for the Hogan home and has appeared on HGTV.

Just as Jorge Perez has been heralded as the King of Condominiums, Todd Michael Glaser can be called the Heavenly Father of Homes. While other real estate developers are working with a plethora of inventory, buyers are lucky to get their hands on a property developed by Todd Glaser, to the point where Ugo Columbo purchased The Fisher Estate when Glaser was only half done with the renovations. ~ HauteLiving.com

If your looking for a modern luxury waterfront estate in Miami Beach this one’s it… In this video below we see a brief glimpse of the neighborhood and at minute :50, you’ll see the property 88 La Gorce Circle, the parcel of land with “what once was the home” along with what I believe to be another of Todd’s masterpieces (minute 1:18 you’ll see this gem) at 94 La Gorce Circle. {Sold in 2006 for $8.6M and at only 90 days on the market!} Oh btw, if you haven’t subscribed to this blog yet, do it now! If you’d like new blog updates once available, you can be notified by email or by RSS feed (see upper left column) every time a new posting occurs. 1.888.38.DREAM

What a beautiful City of Sunny Isles Beach, FL. Our Sunny Isles real estate flight begins with the new Trump Towers I, II & III onto the prestigious Turnberry Ocean Colony Towers South and North (16047 & 16051 Collins) lookout for Sayan which looks so small in comparison yet has the most majestic interior waterfall… Is it Oceania Towers I, II & III next? I should know but they have been less desirable. The new tower La Perla (16699 Collins) is found right at the Newport Beach Pier of which the City is supposed to pour money into revitalizing the famous fishing spot. This small tower Sands Pointe, found just south of the MAJESTIC JADE Towers (Jade Ocean & Jade Beach). Let me pause this story by mentioning how incredible Jade Ocean & Jade Beach will be! I’m very excited to finally see and promote the superior project due 4th quarter this year.

Okay back to our trip… Ocean Four (17201 Collins) is next new high rise and moves very quickly through Florida Ocean Club, Sole on the Ocean (17315 Collins) and Ocean Point as the camera changes positions. Now were skipping a few parcels of vacant land (eventually Da Vinci) into the beautiful architecture of Pinnacle (17555 Collins) into the exceptional Acqualina Resort and Residences (17875 Collins).

Continuing our journey North, I find it funny how small Trump Grande Int’l Beach Resort (18001 Collins) looks in comparison to Trump Palace (18101 Collins) and the new Trump Royale (due for completion this year at 18225 Collins). Let me tell you Trump Grande development DID do a great job with these 3 projects and with the new K-8th grade School across the street, I’m certain it will assist future resale values (+ Publix supermarket and more). An excellent building from 1999, The Millennium (18671 Collins) is next on the flight followed by Le Merdian aka. M Resort (18683 Collins) then Ocean Three (18911 Collins), Ocean Two (19111 Collins), with Marco Polo Beach Resort aka. Aventura Beach Club in between, then Ocean One (19333 Collins) and finally ending our flight through the celebrity community of Golden Beach where oceanfront land begins at $8M. Oh btw, if you haven’t subscribed to this blog yet, do it now! If you’d like new blog updates once available, you can be notified by email or by RSS feed (see upper left column) every time a new posting occurs. 1.888.38.DREAM

Well, well what’s new this week amongst the Miami Beach real estate news & gossip wire… Trump Towers I, II & III losing the “Trump” name!? What a shock yet unsurprising. The latest news is that over 80 buyer’s (speculators) have hired an attorney seeking the cancellation of more than $100 Million in condo contracts and the return of $20 Million in buyer deposits. The uncertainty came when the Condo Docs and Sales Contracts did not specify the Trump name yet held strong with the the Trump sales & marketing materials of the brand name condo developments Trump Towers I, II & III in Sunny Isles. The lawsuit filed in Miami Dade Circuit Court claims the developers used the celebrated Trump name to attract the buyers but did not obtain a license agreement for the associations or purchasers to use the Trump name, making it likely to change names once the developer relieves themselves to the condominium board.

“But according to the suit, the billionaire’s name can only be used temporarily and for promotional purposes and may be changed once the units are sold out, the buildings are completed and the developers are no longer associated with the project.” DailyBusinessReview.com 6.12.08

The argument to withhold the Trump name comes with an apparent 36% premium on the Trump brand name compared to other similar condos. Additionally the lawsuit claims Trump Tower cut back on promised amenities including the size of promised condos, lower quality kitchens and the lack of a resort style swimming pool. The suit goes on to claim buyer’s were duped into overpaying for their units because the developer operated a fraudulent and misleading resale program by manipulating resale asking prices in Trump Tower I to support vastly inflated sales prices for Trump Tower II and Trump Tower III condos units.

“Let’s say someone bought a unit in Tower I for $700,000 and wanted to resell it for $900,000,” The person would sign an agreement with a minimum price of $900,000, but the brokerage firm and the developers would list it for $1.4 million. So when buyers looked at Tower II they said, ‘Wow, the prices for these units are going up fast.”

The developers have in fact monopolized resales by restricting buyer/speculators from listing their condos through the (MLS) Multiple Listing Service. Today there are 40 units listed on the MLS with a few coming from Trump Tower II (15800 Collins Avenue). Prices are very good for new luxury oceanfront real estate with 2 bedrooms starting in the high $500′s and selling in the low $500′s while 3 bedrooms on high floors startaround $900 USD. The highest asking price today is unit #1201 at $2.297M just under 3,000 square feet (This agent/owner is dreaming!).

The new Trump Tower I (16001 Collins Avenue) signage out front clearly represents Trump Tower I and seems to be a costly investment only to see it removed. I tend to think it will remain Trump Towers but also I’m interested in seeing what happens over the next few years.  Remember the ‘White Diamond’ now known as ‘Akoya’? It could happen… Let us know what you think about it or if you’re involved in this project! Oh btw, if you haven’t subscribed to this blog yet, do it now! If you’d like new blog updates once available, you can be notified by email or by RSS feed (see upper left column) every time a new posting occurs. 1.888.38.DREAM

This may help: LAWSUIT RECORDS HERE

So what’s happening this year with luxury homes in Miami Beach? Well today we have 77 homes on the market above $5M with 11 closed sales above $5M so far this year. The areas I’m covering are South to North include Fisher Island to Golden Beach and only West enough to include the Venetian Islands, plus Star, Palm & Hibiscus Islands. What I plan to do with this blog post is to go over statistics, trends and show you what’s in demand along our beautiful islands and waterways.

In review of homes that have already sold ‘year to date’, we see 11 sales ranging from $5.5M to a record 2008 sale (April 15th) at $13,100,000on the prestigious North Bay Road at 50th. It was on the market for 234 days and sold at only 69% of list price (Asking Price $18.9M).

In review of these luxury waterfront homes that have sold above $5M we find an average square footage at 7,381(sf), an average list price of $9.471M, an average price per square foot of $1,310(psf), an average selling price of $7.750M, an average selling price per square foot of $1,091(psf), an average Sale Price to List Price at 83.37% and average days on market at 273(DOM).

In review of these luxury waterfront homes active available above $5M we find an average square footage at 8,362(sf), an average list price of $11,610M and an average price per square foot of $1,372(psf). If we were to correlate the average selling price per square foot on the recent 11 sales ($1,091psf), we find a $281 per square foot difference on asking price vs. selling prices.I use Sale Price to List Price and Days on Market as valuable indicators for gauging real estate market improvement. As we see sale price to list price ratio increasing (SP/LP), we should notice an improvement in our luxury waterfront real estate market. (continue reading…)