Miami Real Estate Guy http://www.miamirealestateguy.com Stavros Mitchelides is the highest rated Realtor in Miami Beach Tue, 21 Mar 2017 22:17:45 +0000 en-US hourly 1 http://www.miamirealestateguy.com/wp-content/uploads/miami-palm-tree-beach-ocean-island-55353289v1_site_icon-150x150.png Miami Real Estate Guy http://www.miamirealestateguy.com 32 32 69302716 Just Listed: Iris on the Bay Direct Waterfront Townhouse For Sale http://www.miamirealestateguy.com/just-listed-3-bedroom-iris-bay-direct-waterfront-townhouse-sale/ http://www.miamirealestateguy.com/just-listed-3-bedroom-iris-bay-direct-waterfront-townhouse-sale/#respond Fri, 03 Mar 2017 01:57:18 +0000 http://www.miamirealestateguy.com/?p=5081 One of a kind, customized, professionally decorated, waterfront, 4-story corner townhouse at Iris on the Bay with $83k in custom furnishings, $13k custom California closets, $6k balcony tiles, $2500 custom garage floor coating & more! Private elevator runs from ground floor to top floor master...read more]]>

One of a kind, customized, professionally decorated, waterfront, 4-story corner townhouse at Iris on the Bay with $83k in custom furnishings, $13k custom California closets, $6k balcony tiles, $2500 custom garage floor coating & more! Private elevator runs from ground floor to top floor master bedroom. The stunning double-height wall of glass in the living room, facing Indian Creek, is completely exclusive to this unit. Remarkably low maintenance fee of $292 per month. Community offers a waterfront pool & lush landscaping.

Iris on the Bay is a unique collection of 43 town homes located in Normandy Isles, Miami Beach. Noted for their spacious layouts, stunning views of Indian Creek, and a secluded community atmosphere that is ideal for couples and families that want to relax and enjoy every minute of the Miami lifestyle. Iris on the Bay has a gorgeous community swimming pool overlooking the water, a breezy sea walk, and available boat slips for enjoying the best of the beach lifestyle.

Iris on the Bay Townhouse For Sale

Iris on the Bay Unit 93 is the white townhouse on the left of this panoramic photo.

Price: $1,199,000
Bedrooms: 3
Bathrooms: 3.5
Square Footage: 2266
Maintenance Fee: $293
Address: 93 North Shore Drive Unit 93, Miami Beach FL, 33141

Iris on the Bay Unit 93 Photos:

[smartslider3 slider=25]

Iris on the Bay Features:

  • 4-story, fee-simple townhouses with three bedroom configuration
  • Generous balconies and rooftop terraces
  • Private elevator
  • 2 car garage
  • Open-concept floor plans that maximize light and views
  • Balconies overlooking Miami Beach & the bay
  • Modern kitchens with European-style cabinetry
  • GE Monogram Appliances
  • Kohler Faucets
  • Quartz countertops
  • Tile flooring throughout

Iris on the Bay Amenities:

  • Pool overlooking the bay
  • Waterfront promenade
  • Contemporary neighborhood street design with modern street lamps, benches, and sidewalks
  • Secure, gated community
  • Lush landscaping, lawns, and outdoor gathering areas

Iris on the Bay Unit 93 Video Walk Through:

Iris on the Bay Aerial Video:

Iris on the Bay Location:

Iris on the Bay Townhouses For Sale:

Want Stavros to help you find your perfect home? Contact Stavros!

Below is a list of all of the townhouses for sale in Iris on the Bay, and their location on a map.

You can refine these results to your criteria by clicking "Refine Search". You can then save the listings that you love to your account from the property details page of any listing.

If you'd like to be notified about any new properties that are listed for sale, you can create a custom real estate for sale search, and then set a real estate email alert for all new listings that meet your search criteria.

For a detailed Miami real estate search using your own criteria, use my Miami Real Estate For Sale Search.

If you prefer to search for real estate for sale on a map, use my Miami Real Estate For Sale Map Search.

If you prefer to search for real estate for sale by a specific neighborhood, use my very popular Miami Real Estate For Sale Neighborhood Search.

9 Results
3
Beds
3 | 1
Baths
2,266
SqFt
(35)
 
 
#A10233964 | Condo
 
4
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4
Baths
2,504
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(30)
 
 
#A10204706 | Condo
 
3
Beds
3
Baths
2,462
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(17)
 
 
#A2126924 | Single Family Home
 
3
Beds
3 | 1
Baths
2,262
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(20)
 
 
#A10005078 | Condo
 
3
Beds
3 | 1
Baths
2,214
SqFt
(18)
 
 
#A10139699 | Condo
 
4
Beds
4 | 1
Baths
2,467
SqFt
(31)
 
 
#A10146576 | Condo
 
3
Beds
3 | 1
Baths
2,509
SqFt
(27)
 
 
#A10092867 | Condo
 
3
Beds
3 | 1
Baths
2,274
SqFt
(16)
 
 
#A10114389 | Condo
 
3
Beds
3 | 1
Baths
2,218
SqFt
(23)
 
 
#A10110480 | Condo
 
© 2017 Miami Association of REALTORS®. All rights reserved.
IDX information is provided exclusively for consumers' personal, noncommercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. All data is deemed reliable but is not guaranteed accurate.
Miami data last updated at March 25, 2017 7:58 PM ET
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Space 01 Condo For Sale on Harbor Island in North Bay Village http://www.miamirealestateguy.com/space-01-condo-for-sale-on-harbor-island-in-north-bay-village/ http://www.miamirealestateguy.com/space-01-condo-for-sale-on-harbor-island-in-north-bay-village/#respond Tue, 31 Jan 2017 20:27:18 +0000 http://www.miamirealestateguy.com/?p=4975 View Biscayne Bay & the entire Miami city skyline through a 35′ long wall of glass at this Space 01 condo for sale on Harbor Island in North Bay Village! FULLY FURNISHED, Snaidero Italian kitchen, concrete floors, tons of storage, 2 bathrooms & a whirlpool...read more]]>

View Biscayne Bay & the entire Miami city skyline through a 35′ long wall of glass at this Space 01 condo for sale on Harbor Island in North Bay Village! FULLY FURNISHED, Snaidero Italian kitchen, concrete floors, tons of storage, 2 bathrooms & a whirlpool jacuzzi directly overlooking the water. Washer & dryer in unit. Space 01 features a rooftop heated pool & hot tub, fitness center, BBQ & picnic area on the water, & 2 secure covered parking spaces in a large, clean garage. Space 01 was designed by award-winning architect Chad Oppenheim and offers a very modern lifestyle.

Space 01 Condo is an incredible example of modern architecture in Miami designed by Chad Oppenheim. The wide-open condos at Space 01 are composed of 3 principal areas; a large flexible living space (larger than most 2 bedroom condos!), a private area for dressing and relaxing in the jacuzzi, and an adaptable bedroom with master bathroom and storage areas. With 11′ 6″ high ceilings, the free-flow of the unit design permits absolute fusion between interior and exterior. Enormous floor-to-ceiling windows spanning the entire 35′ west side of the condos reveal amazing views of Biscayne Bay and the Miami skyline. The boundaries between indoors and outdoors are blurred. This openness of space enables owners flexibility of design and style.

Price: $499,000 FULLY FURNISHED!!

Space 01 Condominiums Unit 525 Photos:

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Condo Name: Space 01
Address: 7934 West Dr APT 1103, North Bay Village, FL 33141
Community: North Bay Village
Views: Direct Biscayne Bay & Miami city skyline
Year Built: 2006
Pet Friendly: Yes
Total Residences: 55
Number of Stories: 16

Space 01 Condominiums Amenities:

  • Award Winning architectural design by Chad Oppenheim
  • 24-hour security entrance system
  • State of the art fiber-optic wiring
  • Secured access garage
  • 11′ 6″ ceilings
  • Unobstructed water views
  • Floor to ceiling glass wall
  • Flow-through floor plan
  • Private hot tub overlooking Biscayne Bay
  • Washer and dryer
  • Edible, scented garden
  • Heated lap pool (50′ x 16′)
  • Hot tub
  • Men’s and women’s lounge areas with dressing rooms
  • Water view fitness center

Space 01 Condominiums Unit 525 Location:

Space 01 Condominiums For Sale:

Want Stavros to help you find your perfect home? Contact Stavros!

Below is a list of all of the condos for sale at Space 01, and their location on a map.

You can refine these results to your criteria by clicking "Refine Search". You can then save the listings that you love to your account from the property details page of any listing.

If you'd like to be notified about any new properties that are listed for sale, you can create a custom real estate for sale search, and then set a real estate email alert for all new listings that meet your search criteria.

For a detailed Miami real estate search using your own criteria, use my Miami Real Estate For Sale Search.

If you prefer to search for real estate for sale on a map, use my Miami Real Estate For Sale Map Search.

If you prefer to search for real estate for sale by a specific neighborhood, use my very popular Miami Real Estate For Sale Neighborhood Search.

6 Results
2
Beds
2
Baths
1,848
SqFt
(28)
 
 
#A10216898 | Condo
 
2
Beds
2
Baths
1,906
SqFt
(12)
 
 
#A10179258 | Condo
 
2
Beds
2
Baths
1,815
SqFt
(25)
 
 
#A10234211 | Condo
 
2
Beds
2
Baths
1,848
SqFt
(11)
 
 
#A10201975 | Condo
 
2
Beds
2
Baths
1,815
SqFt
(19)
 
 
#A10223213 | Condo
 
2
Beds
2
Baths
1,848
SqFt
(32)
 
 
#A10203572 | Condo
 
© 2017 Miami Association of REALTORS®. All rights reserved.
IDX information is provided exclusively for consumers' personal, noncommercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. All data is deemed reliable but is not guaranteed accurate.
Miami data last updated at March 25, 2017 7:58 PM ET
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Just Listed: South of Fifth Oceanfront Condo for Sale at Ocean Point http://www.miamirealestateguy.com/oceanfront-condo-sale-ocean-point-south-beach/ http://www.miamirealestateguy.com/oceanfront-condo-sale-ocean-point-south-beach/#respond Tue, 31 Jan 2017 03:17:46 +0000 http://www.miamirealestateguy.com/?p=4948 Turn-key, fully furnished, totally remodeled, South of Fifth oceanfront condo for sale with beautiful ocean views! All furniture included, plus motorized curtains! Simply bring your clothes and move in! Secure building with beautiful new clubroom, sweeping ocean views from the pool deck, low maintenance fee,...read more]]>

Turn-key, fully furnished, totally remodeled, South of Fifth oceanfront condo for sale with beautiful ocean views! All furniture included, plus motorized curtains! Simply bring your clothes and move in! Secure building with beautiful new clubroom, sweeping ocean views from the pool deck, low maintenance fee, renovated common areas, & completed 40-year certification. A perfect vacation home, directly on the beach, or a fantastic investment property with 6 month rentals allowed after the 1st year. Washer & dryer in unit. This is the most turn-key and most updated studio on the market in Ocean Point! Condo is currently leased until 1/30/18.

Price: $369,900

Ocean Point Condominiums Unit 525 Photos:

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Condo Name: Ocean Point
Address: 345 Ocean Drive, Miami Beach, Florida, 33139
Community: South Beach
Views: Direct Oceanfront
Year Built: 1970
Pet Friendly: No
Walk Score: 95 (Extremely Walkable!)
Total Residences: 238
Number of Stories: 11

Ocean Point Condominiums Unit 525 Location:

Ocean Point Miami Beach Condominiums For Sale:

Want Stavros to help you find your perfect home? Contact Stavros!

Below is a list of all of the condos for sale in Ocean Point in Miami Beach.

You can refine these results to your criteria by clicking "Refine Search". You can then save the listings that you love to your account from the property details page of any listing.

If you'd like to be notified about any new properties that are listed for sale, you can create a custom real estate for sale search, and then set a real estate email alert for all new listings that meet your search criteria.

For a detailed Miami real estate search using your own criteria, use my Miami Real Estate For Sale Search.

If you prefer to search for real estate for sale on a map, use my Miami Real Estate For Sale Map Search.

If you prefer to search for real estate for sale by a specific neighborhood, use my very popular Miami Real Estate For Sale Neighborhood Search.

16 Results
0
Beds
1
Baths
605
SqFt
(20)
 
 
#A10215530 | Condo
 
1
Beds
1
Baths
769
SqFt
(25)
 
 
#A10148122 | Condo
 
1
Beds
1
Baths
646
SqFt
(9)
 
 
#A10229921 | Condo
 
1
Beds
1
Baths
731
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#A10195198 | Condo
 
1
Beds
1
Baths
659
SqFt
(26)
 
 
#A10222392 | Condo
 
1
Beds
1
Baths
656
SqFt
(33)
 
 
#A10242447 | Condo
 
1
Beds
1
Baths
659
SqFt
(11)
 
 
#A10234011 | Condo
 
1
Beds
1
Baths
659
SqFt
(12)
 
 
#A10237812 | Condo
 
1
Beds
1
Baths
659
SqFt
(19)
 
 
#A10178568 | Condo
 
1
Beds
1
Baths
659
SqFt
(13)
 
 
#A10219346 | Condo
 
© 2017 Miami Association of REALTORS®. All rights reserved.
IDX information is provided exclusively for consumers' personal, noncommercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. All data is deemed reliable but is not guaranteed accurate.
Miami data last updated at March 25, 2017 7:58 PM ET
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Mirador 1200 Condo For Rent: 1200 West Avenue Unit 1121 http://www.miamirealestateguy.com/mirador-1200-condo-rent-1200-west-avenue-unit-1121/ http://www.miamirealestateguy.com/mirador-1200-condo-rent-1200-west-avenue-unit-1121/#respond Fri, 27 Jan 2017 01:48:45 +0000 http://www.miamirealestateguy.com/?p=4917 PRISTINE, totally remodeled Mirador 1200 Condo For Rent on Biscayne Bay with new hurricane doors & windows. Be the first tenant to live in it since the renovation! Brand new floors, kitchen, and bathroom! Biscayne Bay AND Atlantic ocean views from the balcony. Walk-in closet...read more]]>
Mirador 1200 Condo for Rent

Completely remodeled Mirador 1200 Condo For Rent

PRISTINE, totally remodeled Mirador 1200 Condo For Rent on Biscayne Bay with new hurricane doors & windows. Be the first tenant to live in it since the renovation! Brand new floors, kitchen, and bathroom! Biscayne Bay AND Atlantic ocean views from the balcony. Walk-in closet in bedroom. Bay front pool, 5000 sq. ft. fitness center, 24-hour concierge, jacuzzi, market, recreation/pool/ping-pong/TV room, valet, & much more! 1 block to Whole Foods, Starbucks & restaurants. Close to Lincoln Road, the beach & Publix. 1 dog allowed with deposit. Includes Basic Cable & Internet.

Price: $2200 per month
Lease Term: 1 Year
Bedrooms: 1
Bathrooms: 1
Parking: Valet ($50 per month)

Mirador 1200 Unit 1121 Photos:

[smartslider3 slider=22]

 

Mirador 1200 Concierge Services:
Laundry/dry cleaning drop off/pick up
Receive and notify resident when guest arrive
Receive and notify residents when packages arrive
Photocopying
Send and receive faxes
Reserve Recreation Room/barbeque for private events
Reserve Service Elevator for move in/move outs
Pool table / ping-pong table equipment
Sell USPS stamps
Sell AC filters
Board games: chess, checkers, monopoly
TV/DVD remote
Taxi/transportation
Maintenance requests

Mirador 1200 Building Amenities:
Barbeque Area
Business Center
Convenience Store
Fitness Center
Jacuzzi
Recreation Room
Swimming Pool
Valet Parking

Mirador 1200 Unit 1121 Location:

Mirador 1200 Condos For Sale:

Want Stavros to help you find your perfect home? Contact Stavros!

Below is a list of all of the condos for sale in Mirador 1200, and their location on a map.

You can refine these results to your criteria by clicking "Refine Search". You can then save the listings that you love to your account from the property details page of any listing.

If you'd like to be notified about any new properties that are listed for sale, you can create a custom real estate for sale search, and then set a real estate email alert for all new listings that meet your search criteria.

For a detailed Miami real estate search using your own criteria, use my Miami Real Estate For Sale Search.

If you prefer to search for real estate for sale on a map, use my Miami Real Estate For Sale Map Search.

If you prefer to search for real estate for sale by a specific neighborhood, use my very popular Miami Real Estate For Sale Neighborhood Search.

29 Results
2
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2
Baths
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SqFt
(10)
 
 
#A10065315 | Condo
 
1
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1
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837
SqFt
(14)
 
 
#A10196587 | Condo
 
1
Beds
1 | 1
Baths
990
SqFt
(16)
 
 
#A10142767 | Condo
 
1
Beds
1 | 1
Baths
1,019
SqFt
(18)
 
 
#A10192112 | Condo
 
1
Beds
1
Baths
552
SqFt
(11)
 
 
#A10236915 | Condo
 
1
Beds
1
Baths
837
SqFt
(12)
 
 
#A10116697 | Condo
 
1
Beds
1 | 1
Baths
990
SqFt
(16)
 
 
#A10070883 | Condo
 
1
Beds
1
Baths
837
SqFt
(8)
 
 
#A10112184 | Condo
 
1
Beds
1
Baths
837
SqFt
(10)
 
 
#A10235082 | Condo
 
1
Beds
1
Baths
837
SqFt
(22)
 
 
#A10243602 | Condo
 
© 2017 Miami Association of REALTORS®. All rights reserved.
IDX information is provided exclusively for consumers' personal, noncommercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. All data is deemed reliable but is not guaranteed accurate.
Miami data last updated at March 25, 2017 7:58 PM ET
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Monad Terrace Condominiums For Sale in Miami Beach http://www.miamirealestateguy.com/monad-terrace-condominiums-sale-miami-beach/ Mon, 09 Jan 2017 19:35:27 +0000 http://www.miamirealestateguy.com/?page_id=4724 As most of my readers and clients already know; I am a huge fan of low-key, well-designed, nature-inspired, unobtrusive, and ‘earthy’ developments. The latest project that meets my criteria is Monad Terrace in the West Avenue neighborhood of South Beach. Monad Terrace in Miami Beach...read more]]>

As most of my readers and clients already know; I am a huge fan of low-key, well-designed, nature-inspired, unobtrusive, and ‘earthy’ developments. The latest project that meets my criteria is Monad Terrace in the West Avenue neighborhood of South Beach.

Monad Terrace in Miami Beach is quite the interesting story. Monad Terrace was a residential street in South Beach consisting of 14 multi-family apartment buildings and single family residences. Over the course of 2 years, New York based development company JDS Development bought the entire street in order to develop the newest condo tower in Miami Beach. JDS paid $42 million for these properties; with some property owners making a $9 million profit on the sale of their property!

The total size of the entire street works out to be about 1.4 acres and JDS Development is going to build a stunning 14-story tall condominium project on the now-leveled street facing Biscayne Bay. The building, which retains the name of the street (located at 1300 Monad Terrace, Miami Beach Florida 33139), is being designed by the Pritzker Prize winning architect Jean Nouvel and local Miami architects, Kobi Karp. Monad Terrace will have 59 total condo units in 2 towers separated by a lushly landscaped lagoon. The first tower is 149 feet tall and the second is 90 feet tall. Miami Beach has a 150 foot height restriction (16 stories) on buildings in this area of the city. Rather than making Monad Terrace 16 stories tall, JDS is planning on 15 stories, with higher ceiling heights in the condos.

The original residential street at Monad Terrace

The original residential street at Monad Terrace in 2015

Monad Terrace Miami Beach Condos For Sale

Rendering of Monad Terrace Condominiums from Biscayne Bay facing East

Monad Terrace is composed of 59 individually designed waterfront residences around a glittering lagoon; directly on the shore of Biscayne Bay. Designed by Jean Nouvel, Monad Terrace condos provide brilliant light and expansive private outdoor spaces sheltered by climbing gardens of native plants and flowers.Jean Nouvel artfully directs the play of reflections and water throughout the project, bouncing light into living spaces, while the lagoon and swimming pool draw the feeling of Biscayne Bay deep into the heart of the property, creating what Nouvel has dubbed “the reflection machine.” Monad Terrace’s unique honeycomb sawtooth façade captures, diffuses, and reflects incoming light, simultaneously framing views and providing privacy.

Monad Terrace will not only feature lush greenery on the exterior; it will also have panels mounted outside of the windows of the condos that will create privacy while allowing condo owners to look through them from the inside without obstruction. This feature seems so obvious, yet I’m not aware of any other condo tower in Miami that has them. In most condo towers, you have zero privacy from people looking into your unit, unless you are a direct-ocean facing unit, or a direct-bay facing unit. These architectural screens solve the privacy problem, and look quite stunning as well. The two-story lobby will be transparent; allowing everyone that passes by on West Avenue to look directly through the building to Biscayne Bay.

The most beautiful feature at Monad Terrace will be the ground-floor lagoon. In the middle of this private oasis there will be a seating area for residents, and the western-edge of the lagoon will end by a swimming pool with a waterfall that looks like a water slide going into Biscayne Bay. The lagoon will be naturally filtered with an array of lush vegetation; with giant ferns, spider plants, sea grape, mondo grass, and palm trees. While Monad Terrace will feature these stunning water features for residents to enjoy, a growing concern in Miami Beach is sea-level rise due to climate change. The West Avenue street that the project is being built upon is one of the most flood-prone areas in Miami Beach. The City has spent millions raising the streets and adding pumps to remove storm water from the area. The designer of Monad Terrace didn’t overlook this concern when designing the new building. Monad Terrace will have forward-thinking features that are designed to keep unwanted water out of the property as well. The underground parking garage is designed to guarantee that no water can ever enter it, and the landscaping of the property is designed to absorb flood water. A public-access path will run along the south side of the property and will connect West Avenue to Baywalk (a public promenade that is still incomplete due to other condo properties in the neighborhood refusing to participate in the walkway).

Monad Terrace Architectural Model:

Jean Nouvel’s Vision for Monad Terrace:

Monad Terrace Kitchens:

Monad Terrace Honeycomb Privacy Screens:

Monad Terrace Project Overview:

· Location: 1300 Monad Terrace, Miami Beach (West Avenue between 13th & 14th Street)
· Developer: JDS Development
· Architect and Interior Designer: Jean Nouvel
· Total Number of Residences: 59 Residences
· North Tower (A line): 6 Residences; 6 Floors; 3 – 4 BR’s units;
· South and East Tower: 53 Residences; 13 Floors; 2 – 5 BR units;
· 4 PH units, all with roof top terrace, private pools, whirlpool and summer kitchens;
· On-site Spa and Fitness Facility
· 116-foot bay-front pool
· 24-hour valet, security , and concierge services
· Units are delivered ‘ready to move in’:
· White Oak flooring standard, Teak Wood upgrade;
· Natural stone in the bathrooms: Calaccatta Gold, Verdi Capri & Sugar Gold;
· Kitchen cabinets custom designed byJean Nouvel, including wood canopy;
· Kitchen floor in Calacatta Marble cut in planks;
· ALL kitchen appliances are top-of-the-line Gaggenau;
· Steam showers in all Master Showers;
· Very generous outdoor spaces in all units;
· Vertical gardens for privacy and shade;
· Delivery Date: Mid 2019
· Prices start at $1,700,000

ARRIVAL
Port-cochère drop-off
Lobby with double-height canopy installation of interlayered reflective panels and light-filtered abstract foliage screens
Framed lobby views of lagoon and bay

LANDSCAPE
Lush landscape from arrival to bay designed by Ateliers Jean Nouvel
Central lagoon with sun decks, aquatic plants, and infinity edge
Climbing gardens on North and South façades for privacy and shade

AMENITIES
Concierge; 24-hour lobby attendant
Sun deck with 116-foot swimming pool and hot tub overlooking Biscayne Bay
Pool service
Full service valet parking
Cafe and Juice Bar
Lagoon fitness and wellness center
Residents lounge
Bicycle and water sports storage
Monad Terrace bicycles and paddle boards
Access control

RESIDENCES
Seamless indoor/outdoor experience
10-foot ceilings
Custom wood floors throughout
Private or semi-private elevator access
Black Zeus marble and black mirrored entry
Unique sawtooth honeycomb façade in select units
Custom flush doors

KITCHENS
Custom kitchens designed by Jean Nouvel with custom mirrored honeycomb glass cabinets and brushed bronze accents
Sculptural cantilevered marble island in Calacatta gold
Custom wood ceiling
Calacatta Gold marble floor
Fully integrated Gaggenau appliances
Vola stainless steel faucets with spray
Integrated wine cooler
Custom marble wine rack

BATHROOMS
Custom Jean Nouvel design with floating wood vanity, marble counter, and concealed lighting
Master baths with Calacatta Gold
Freestanding soaking tub
Select units with bay view tubs
Mirror wall feature with integrated wood medicine cabinet
Steam showers in master baths
Vola fixtures
Secondary baths feature Sugar Gold marble
Powder rooms feature Verti Capri stone

TERRACES
Climbing gardens create shade and privacy
Terraces for each residence
Reflecting pools on select terraces
Penthouse residences include private pools on roof decks

Monad Terrace Photo Slideshow:

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Monad Terrace Prices:

Monad Terrace Condominiums Price List (PDF)

Monad Terrace Floor Plans:

Monad-Terrace-Floor-Plan-3E
Monad-Terrace-Floor-Plan-4A
Monad-Terrace-Floor-Plan-4D
Monad-Terrace-Floor-Plan-3C-10C
Monad-Terrace-Floor-Plan-5F
Monad-Terrace-Floor-Plan-6B-12B
Monad-Terrace-Floor-Plan-11C
Monad-Terrace-Floor-Plan-11E

Available Units in Monad Terrace:

Want Stavros to help you find your perfect home? Contact Stavros!

Below is a list of all of the condos for sale in Monad Terrace, and their location on a map.

You can refine these results to your criteria by clicking "Refine Search". You can then save the listings that you love to your account from the property details page of any listing.

If you'd like to be notified about any new properties that are listed for sale, you can create a custom real estate for sale search, and then set a real estate email alert for all new listings that meet your search criteria.

For a detailed Miami real estate search using your own criteria, use my Miami Real Estate For Sale Search.

If you prefer to search for real estate for sale on a map, use my Miami Real Estate For Sale Map Search.

If you prefer to search for real estate for sale by a specific neighborhood, use my very popular Miami Real Estate For Sale Neighborhood Search.

5 Results
5
Beds
5 | 1
Baths
4,120
SqFt
(25)
 
 
#A10241675 | Condo
 
4
Beds
4 | 1
Baths
3,217
SqFt
(23)
 
 
#A10241984 | Condo
 
3
Beds
3 | 1
Baths
2,658
SqFt
(23)
 
 
#A10241849 | Condo
 
3
Beds
3 | 1
Baths
2,496
SqFt
(22)
 
 
#A10241912 | Condo
 
2
Beds
2 | 1
Baths
2,097
SqFt
(23)
 
 
#A10242004 | Condo
 
© 2017 Miami Association of REALTORS®. All rights reserved.
IDX information is provided exclusively for consumers' personal, noncommercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. All data is deemed reliable but is not guaranteed accurate.
Miami data last updated at March 25, 2017 7:58 PM ET

Monad Terrace Miami Beach

Monad Terrace Location:

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4724
Miami Condo Associations Are Charging Illegal Application Fees http://www.miamirealestateguy.com/miami-condo-associations-charging-illegal-application-fees/ http://www.miamirealestateguy.com/miami-condo-associations-charging-illegal-application-fees/#respond Tue, 07 Jun 2016 00:18:33 +0000 http://www.miamirealestateguy.com/?p=3650 If you’ve paid more than $100 to apply to live in a condo in Florida, you’ve been ripped off. Last month I was reading the latest issue of ‘Florida Realtors’ magazine and I came across an article that informed Florida Realtors that condominium associations are not permitted...read more]]>

If you’ve paid more than $100 to apply to live in a condo in Florida, you’ve been ripped off.

Miami Condo Listings with Illegal Application Fees

Miami Condo Listings with Illegal Application Fees. Courtesy of Miami Herald.

Last month I was reading the latest issue of ‘Florida Realtors’ magazine and I came across an article that informed Florida Realtors that condominium associations are not permitted to charge any transfer fee or application fee that exceeds $100 per applicant, (and that any husband, wife and child are always considered one applicant). Whether this fee is a transfer fee, an application fee, or a tenant screening fee; the maximum fee allowed by Florida state law is $100. This came as a complete surprise to me, considering I had assisted many clients with rentals and sales of condo properties in Miami in which the condo management fees ranged from $100 to $250. Almost every client that I have ever had has complained to me about these illegal application fees, but until reading the article in the ‘Florida Realtors’ magazine, I was completely unaware that any fee exceeding $100 was illegal.

I decided that something should be done about it.

I called the Florida Realtors Legal Hotline to clarify that these fees were illegal, and to get more information for my clients about what kind of recourse they would have to get their money back. The Florida Realtors Legal Hotline is an invaluable resource for Realtors that allows us to instantly speak to an attorney about various real estate topics.  The attorney that assisted me informed me that, yes, any fee exceeding $100 is illegal, and that my clients have 4 options to get their money back and to report this illegal activity. Those 4 options are listed below.

I then reached out to the Miami Herald to see if they’d like to investigate this issue, and to help get the word out to consumers statewide. Real Estate reporter Nick Nehamas did an amazing job researching how widespread this illegal activity really is, and helped consumers statewide by publishing it on the cover of the Miami Herald on Friday, June 3, 2016:

“South Florida condo boards rip off consumers with high application fees” – Miami Herald

The newspaper analyzed the current listings in the MLS (Multiple Listing Service) and found that in Miami-Dade county, 46% of the condominiums listed for rent or sale show that they require a fee of more than $100 per applicant. The issue here is that Realtors are the ones entering the fee into the MLS system; so they are exacerbating the problem by allowing the activity to continue, and by publishing it for their clients and other Realtors to see. In my opinion, Realtors should be highly aware that any application fee over $100 is illegal, and thus, they should never be entering any number higher than that into the MLS, and they should be reporting any condo that’s attempting to charge an excessive fee to their clients, and to the State of Florida.  For those Realtors that are unaware that these fees are illegal, the MLS system itself should be set up to stop any Realtor from entering a number higher than $100 into the application fee field. This is an issue that myself, and some other Realtors, are taking up with the Miami Association of Realtors.

Clearly, this is a HUGE issue, and it’s going to take a LOT of work, by a lot of people, to resolve it. If Realtors are educated properly they can inform their clients to never pay illegal fees. If condo boards are educated properly they can change their policy on fees to comply with Florida State law.

“You’ve single-handedly changed the lives of hundreds of thousands of Florida residents by exposing this”
– client of Stavros

Quantum on the Bay Miami Illegal Condo Application Fee

The Miami Herald investigation found that Quantum on the Bay in Miami charges renters $625 to apply and move in.

If you’ve been the victim of illegal condo fees, do these 4 things:

Inform the condo board that the fee is illegal.
Consumers should inform condo associations that they are breaking the law. If you have already paid an illegal fee, you are entitled to a refund. Section 718.112(2)(i) of the Florida Statutes prohibits condos from charging more than $100 in transfer fees per person or married couple. That includes application fees, credit checks, background screenings, move-in fees, pet registration and other charges related to the sale or lease of a condo unit.

File a complaint with the Division of Florida Condominiums, Timeshares, and Mobile Homes.
If the association insists on charging more than what is allowed by law, you must file a written complaint with the Division of Florida Condominiums, Timeshares, and Mobile Homes.  You can download a PDF copy of the complaint form and email your form to the Customer Contact Center via this page: http://www.myfloridalicense.com/contactus. Within 30 days after receipt of the complaint, the Division will notify you whether the complaint is within the jurisdiction of the Division and whether additional information is needed. If appropriate, the Division will then conduct an investigation.

File a complaint with the Florida Attorney General.
The Florida Attorney General’s office accepts consumer complaints. Visit the following website for information: http://myfloridalegal.com/Contact.nsf/Contact?OpenForm&Section=Consumer_Protection_Division

File a civil lawsuit, or join a class-action lawsuit.
Consumers can also file civil lawsuits against condo associations. After the publication of the article in the Miami Herald, many attorneys have begun investigating claims.  One such attorney is Aaron Resnick, P.A.


Search for your new Miami Home:

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PRICE REDUCED! Epic Residences Condo For Rent: 200 Biscayne Blvd Way 4910 http://www.miamirealestateguy.com/epic-residences-condo-rent-200-biscayne-blvd-way-4910/ http://www.miamirealestateguy.com/epic-residences-condo-rent-200-biscayne-blvd-way-4910/#respond Tue, 17 May 2016 22:58:54 +0000 http://www.miamirealestateguy.com/?p=3482 The above photo is the actual view from the condo. Move-in ready 2 bed 2.5 bath, 1237 SF EPIC condo with a 270 SF terrace. Completely furnished with contemporary furniture. Split bedroom plan with floor to ceiling glass for incredible Miami skyline views. White ceramic...read more]]>

The above photo is the actual view from the condo.

Move-in ready 2 bed 2.5 bath, 1237 SF EPIC condo with a 270 SF terrace. Completely furnished with contemporary furniture. Split bedroom plan with floor to ceiling glass for incredible Miami skyline views. White ceramic floors. Epic residences has first class amenities: 12,000 SF Spa, Gym, 2 Pools, Outdoor Bar, & 2 Restaurants. Includes 1 parking space & free valet, basic cable TV, internet, water. Brickell’s most prestigious address. Waterfront building directly next to Miami Riverwalk and Bayfront Park!

[smartslider3 slider=19]

Epic Residences Condo For Rent Details:

Price: $5100/month Now $4000
MLS ID: A10085308
Address: 200 Biscayne Blvd Way 4910, Miami FL 33131
County: Miami-Dade County
Type of Property: Condo
Complex: Epic West Residences
Furnished: Furnished
Living Area: 1237
Bedrooms: 2
Baths: 2.5
Year Built: 2008
Pets: Yes
Pets – Restrictions: Maximum 20 Lbs
Cooling: Central Cooling
Heating: Central Heat
Pools: Yes / Community Pool
Spa: Yes
Amenities: Activity Room, Bar, Clubhouse, Community Pool, Elevator, Exercise Room, Guard At Gate, Maintained Community, Management On Site, Sauna, Spa/Hot Tub
Equip/Appliance: Dishwasher, Disposal, Dryer, Ice maker, Microwave, Other Equipment/Appliances, Electric Range, Refrigerator, Washer
Exterior Features: Open Balcony
Interior Features: First Floor Entry, Built-Ins, Split Bedroom, Walk-In Closets
Parking: 1 Space, Valet Parking
Security: Key/Card Entry Building, Guard At Gate, Lobby Attended, Key/Card Entry Parking
Cable Available: Yes
Garage: Attached # Garage Spaces: 1 Park Space #:
Waterfront: Yes
Waterfront: Bay Front, River Front
Water Access: Community Boat Dock
Front Exposure: North West
Subdivision #: 68
Zoning: CBD
Min Lease Period: 365
#Leases/Year: 1
Application Fee: $100
Lease Terms: 1 Year With Renewal Option
Rental Deposit Incl: First Month’s Rent, Last Month’s Rent, Security Deposit
Rental Payment Incl: Association Fee, Cable Tv, Pool Maintenance, Internet

EPIC Residences & Hotel Living:
As an EPIC resident, take full advantage of the many extraordinary hotel services, amenities and comforts beyond the usual expectations. Residents enjoy a private entrance, lobby, accelerated passenger elevators and “Cityscape Pool”, separate from hotel for added convenience and privacy.

The grounds at EPIC:
Shimmering reflective pools flow through the indoor and outdoor areas while cascading water features adorn the river walk and pool areas. Three Cityscape pools, two Seascape glass mosaic infinity pools, plush day beds and chaises are the perfect retreat to relax while private cabanas provide an escape from the sun. Dine at AREA 31 and ZUMA restaurants providing world-class cuisine or have cocktails at sunset on the river terrace at RIVER LOUNGE while watching the boats pass by. The EXHALE holistic über chic spa and full service fitness center is the perfect place to unwind.

Technology and security:
24-hour front desk and roving security
Building-wide electronic access control system links directly to front desk security
Around-the-clock video surveillance and digital recording of building entry points
Monitored, accelerated passenger elevators
Wireless Internet capabilities in building common areas
“EPIC-Link”, an integrated system allowing interactive communication to hotel amenities and services through an in-residence touch panel or from a PC anywhere in the world.

Epic Residences Condo For Rent: 200 Biscayne Blvd Way 4910 Video:

Epic Residences Condo For Rent: 200 Biscayne Blvd Way 4910 Location:

Epic Residences Condos For Sale:

Want Stavros to help you find your perfect home? Contact Stavros!

Below is a list of all of the Epic Residences condos for sale in Miami, and their location on a map.

You can refine these results to your criteria by clicking "Refine Search". You can then save the listings that you love to your account from the property details page of any listing.

If you'd like to be notified about any new properties that are listed for sale, you can create a custom real estate for sale search, and then set a real estate email alert for all new listings that meet your search criteria.

For a detailed Miami real estate search using your own criteria, use my Miami Real Estate For Sale Search.

If you prefer to search for real estate for sale on a map, use my Miami Real Estate For Sale Map Search.

If you prefer to search for real estate for sale by a specific neighborhood, use my very popular Miami Real Estate For Sale Neighborhood Search.

81 Results
4
Beds
4 | 1
Baths
3,362
SqFt
(21)
 
 
#A10206101 | Condo
 
3
Beds
3 | 1
Baths
2,457
SqFt
(20)
 
 
#A10165334 | Condo
 
3
Beds
3 | 1
Baths
2,457
SqFt
(19)
 
 
#A10016417 | Condo
 
3
Beds
3 | 1
Baths
2,502
SqFt
(35)
 
 
#A10080918 | Condo
 
4
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4 | 1
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3,233
SqFt
(27)
 
 
#A10027049 | Condo
 
3
Beds
3 | 1
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2,457
SqFt
(21)
 
 
#A10093391 | Condo
 
3
Beds
3 | 1
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1,694
SqFt
(11)
 
 
#A10165091 | Condo
 
2
Beds
2 | 1
Baths
1,607
SqFt
(2)
 
 
#A10243530 | Condo
 
2
Beds
2 | 1
Baths
1,598
SqFt
(21)
 
 
#A2091132 | Condo
 
2
Beds
2 | 1
Baths
1,492
SqFt
(19)
 
 
#A10129246 | Condo
 
2
Beds
2 | 1
Baths
1,500
SqFt
(14)
 
 
#A10215135 | Condo
 
2
Beds
2 | 1
Baths
1,539
SqFt
(11)
 
 
#A10209357 | Condo
 
2
Beds
2 | 1
Baths
1,500
SqFt
 
 
 
#A10229152 | Condo
 
2
Beds
2 | 1
Baths
1,500
SqFt
(14)
 
 
#A10065026 | Condo
 
2
Beds
2 | 1
Baths
1,500
SqFt
(18)
 
 
#A10160839 | Condo
 
2
Beds
2 | 1
Baths
1,598
SqFt
(35)
 
 
#A10045690 | Condo
 
2
Beds
2 | 1
Baths
1,500
SqFt
(16)
 
 
#A10224766 | Condo
 
2
Beds
2 | 1
Baths
1,453
SqFt
(16)
 
 
#A10246623 | Condo
 
2
Beds
2 | 1
Baths
1,539
SqFt
(19)
 
 
#A10160528 | Condo
 
2
Beds
2 | 1
Baths
1,598
SqFt
(35)
 
 
#A10080874 | Condo
 
2
Beds
2 | 1
Baths
1,598
SqFt
(17)
 
 
#A10188486 | Condo
 
2
Beds
2 | 1
Baths
1,237
SqFt
(16)
 
 
#A10122071 | Condo
 
2
Beds
2 | 1
Baths
1,500
SqFt
(34)
 
 
#A10177536 | Condo
 
2
Beds
2 | 1
Baths
1,494
SqFt
(29)
 
 
#A10176772 | Condo
 
© 2017 Miami Association of REALTORS®. All rights reserved.
IDX information is provided exclusively for consumers' personal, noncommercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. All data is deemed reliable but is not guaranteed accurate.
Miami data last updated at March 25, 2017 7:58 PM ET
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PRICE REDUCED! Icon Brickell Condo: 485 Brickell Ave #1908 http://www.miamirealestateguy.com/icon-brickell-condo-for-rent-485-brickell-ave-1908/ http://www.miamirealestateguy.com/icon-brickell-condo-for-rent-485-brickell-ave-1908/#respond Tue, 17 May 2016 18:19:57 +0000 http://www.miamirealestateguy.com/?p=3429 Enjoy panoramic views through floor to ceiling windows in this spacious & sophisticated 2 bed 2 bath corner condo on the 19th floor of Icon Brickell. Completely furnished with top of the line appliances and finishes. Spa quality master bath w/lavish jet tub and walk-in...read more]]>

Enjoy panoramic views through floor to ceiling windows in this spacious & sophisticated 2 bed 2 bath corner condo on the 19th floor of Icon Brickell. Completely furnished with top of the line appliances and finishes. Spa quality master bath w/lavish jet tub and walk-in shower enclosed in glass. Enjoy life in a five-star resort near Brickell City Centre, Mary Brickell Village, Whole Foods, Restaurants, Bayfront Park, & Riverwalk! Condo has sweeping views of Biscayne Bay and the Brickell skyline facing South and West. Cable TV & Internet are included in the monthly rent.

Icon Brickell is located on the south side of the Miami River in the Brickell Financial District. Icon is 586 feet (179m) tall with 58 floors. The architectural firm Arquitectonica worked on the project, while the design was influenced by “Yoo inspired by Starck”. YOO inspired by Starck is known worldwide for creating extraordinary living spaces.

Interior of Icon Brickell Unit 1908:

Icon Brickell Condo for Rent

View from the balcony of Icon Brickell Unit 1908:

Icon Brickell View

Price: $5000/month Now $4500
MLS ID: A10084526
Address: 485 Brickell Ave #1908, Miami FL 33131
County: Miami-Dade County
Type of Property: Condo
Complex: Icon Brickell
Furnished: Furnished
Living Area: 1459
Bedrooms: 2
Baths: 2
Year Built: 2009

[smartslider3 slider=10]

 

Icon Brickell Condo 485 Brickell Ave #1908 Details:

Pets: Yes
Pets – Restrictions: Maximum 20 Lbs
Flooring: Ceramic Floor
Cooling: Central Cooling Heating: Central Heat
Pools: Yes / Below Ground Pool, Community Pool
Spa: Yes
Amenities: Activity Room, Bar, Clubhouse, Community Pool, Exercise Room, Guard At Gate, Maintained Community, Management On Site, Sauna, Spa/Hot Tub
Equip/Appliance: Dishwasher, Disposal, Microwave, Electric Range, Refrigerator, Wall Oven, Washer
Exterior Features: Open Balcony
Parking: Valet Parking
Security: Key/Card Entry Building, Common Building Security, Guard At Gate, Lobby Attended, Security Patrol, TV Monitor
Min Lease Period: 365
Move in Dollars: $13,500
Application Fee: $100
Rental Deposit: First Month’s Rent, Last Month’s Rent, Security Deposit
Rent Includes: Association Fee, Cable Tv, Pool Maintenance, Water/Sewer

Icon Brickell Condo For Rent, 485 Brickell Ave #1908 Video:

Icon Brickell Condo For Rent, 485 Brickell Ave #1908 Location:

Icon Brickell Condos For Sale:

Want Stavros to help you find your perfect home? Contact Stavros!

Below is a list of all of the condos for sale in Icon Brickell, and their location on a map.

You can refine these results to your criteria by clicking "Refine Search". You can then save the listings that you love to your account from the property details page of any listing.

If you'd like to be notified about any new properties that are listed for sale, you can create a custom real estate for sale search, and then set a real estate email alert for all new listings that meet your search criteria.

For a detailed Miami real estate search using your own criteria, use my Miami Real Estate For Sale Search.

If you prefer to search for real estate for sale on a map, use my Miami Real Estate For Sale Map Search.

If you prefer to search for real estate for sale by a specific neighborhood, use my very popular Miami Real Estate For Sale Neighborhood Search.

173 Results
4
Beds
4 | 1
Baths
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SqFt
(27)
 
 
#A10161579 | Condo
 
3
Beds
3
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SqFt
(25)
 
 
#A2211640 | Condo
 
3
Beds
3
Baths
1,870
SqFt
(19)
 
 
#A10210774 | Condo
 
3
Beds
2
Baths
N/A
SqFt
(35)
 
 
#A10161336 | Condo
 
3
Beds
2
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1,870
SqFt
(35)
 
 
#A10187773 | Condo
 
3
Beds
2
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1,870
SqFt
(35)
 
 
#A10139433 | Condo
 
© 2017 Miami Association of REALTORS®. All rights reserved.
IDX information is provided exclusively for consumers' personal, noncommercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. All data is deemed reliable but is not guaranteed accurate.
Miami data last updated at March 25, 2017 7:58 PM ET
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The History of Bill Baggs Cape Florida State Park on Key Biscayne http://www.miamirealestateguy.com/history-of-bill-baggs-cape-florida-state-park-on-key-biscayne/ Mon, 16 May 2016 03:37:08 +0000 http://www.miamirealestateguy.com/?page_id=3391 I spend a lot of time exploring Bill Baggs Cape Florida State Park on Key Biscayne, and I have often wondered how it came to be what it is today. Key Biscayne is notably the southernmost sand barrier island in the continental United States, and it has...read more]]>

I spend a lot of time exploring Bill Baggs Cape Florida State Park on Key Biscayne, and I have often wondered how it came to be what it is today.

Key Biscayne is notably the southernmost sand barrier island in the continental United States, and it has a really fantastic history going back thousands of years. The recorded history of Key Biscayne is one of the longest in North America, starting 500 years ago with the arrival of Juan Ponce de León. Currently, Key Biscayne is roughly divided into thirds, with the northern third being Crandon Park, the center being the Village of Key Biscayne, and the southern third being Bill Baggs Cape Florida State Park.

While I was exploring and researching Bill Baggs Cape Florida State Park over the past few years, it had always seemed odd to me that there were numerous roads, a harbor, and other unusual features for a state park. While looking at Bill Baggs Cape Florida State Park on Google Maps, I was struck by the very unusual shapes in the mangroves on the north-west corner of the park (see photo below), so I contacted the Art Levy at the park for an explanation of what created these mysterious shapes, and for the story on the history of the park. It turns out that the entire property was originally slated to be a huge housing development.  Those amazing patterns in the mangroves were the impetus for this article.

In the 1950’s, real estate developers were planning to build hotels, single family homes, and condominiums on the property that is today known as Bill Baggs Cape Florida State Park.  The developers cut down every single tree on the entire property, including in the mangrove wetlands, and filled it all in with dredged material in order to level the property for development.  At some point, the project stopped and invasive Australian Pine trees took root and dominated the area, much like you see on Virginia Key today. Bill Baggs, editor of the Miami News, strongly supported conservation efforts to rescue the southern section of Key Biscayne from development. Bill eventually convinced the owner to sell the property to the state for a park. Many years later, hurricane Andrew hit the park and destroyed most of the Australian Pines. After this fortuitous event, the State decided to restore the park to it’s 1950’s conditions, and the result is what we have today. Complete details on how this happened, and more, are below.

Cape Florida State Park Mangrove Wetlands Restoration

Cape Florida State Park Mangrove Wetlands Restoration

The strange features that you can see in the above photo are man-made canals and pools of water that are designed to help the mangrove restoration become successful. Drainage culverts were installed in the mangrove wetlands to allow tidal flushing, and mangroves were re-planted throughout the north-western tip of the park.  The shapes that you see are excavations that allow the water from Biscayne Bay to penetrate and circulate to the roots of the mangroves.

Bill Baggs Cape Florida State Park as it is today.

The above photo is how Bill Baggs Cape Florida State Park looks today. You can see the harbor, the roads, the paths, and the location of the Cape Florida Lighthouse on the southernmost tip. All of these features are clearly visible in the below rendering of the 1950’s real estate development project. The roads that were built to service the condominiums, hotels, and houses are now walking paths, bike paths, and the roads that service the park.

The Island Paradise - Cape Florida Housing Development - Key Biscayne

The Island Paradise – Rendering of the 1950’s Cape Florida Housing Development

I absolutely love the above photo. It completely clears up all of the questions that I’ve always had about why Bill Baggs Cape Florida State Park looks the way it does.  It’s pretty remarkable how similar the layout of the park today is to this historic rendering of what it was supposed to have become! Compare it to the photo above it to see how today’s state park has the exact same layout as the original housing development.

Key Biscayne in 1950

The Mackle Company developed the middle of Key Biscayne in the 1950’s

In the above photo from 1950, you can very clearly see how the entire bottom 1/3 of Key Biscayne was clear-cut and then filled in with dredged sand.  You can also see the Matheson coconut plantation in northern part of the island that was owned by the Matheson family, and the outline of The Mackle Company development, ‘Biscayne Key Estates’. This clear-cutting of the entire bottom of the island is what led to the invasion by the Australian Pine trees. On the far right of this photo is ‘Mashta House’ which just sold for $47 Million in 2015.

A (very) brief (but remarkably interesting) history of Key Biscayne:

  • The Tequesta Indians (tuh-KES-tuh) lived throughout coastal south Florida, including Key Biscayne, for thousands of years. They had villages that were raised above sea level on posts cut from trees. They lived very successfully on the island’s seafood and native plants.
  • In 1513, Juan Ponce de Leon “discovered” the island, naming it Santa Marta and claiming it for the King of Spain in 1513. The King of Spain granted the island to Pedro Fornelis, a native of Minorca.
  • When Florida was traded to England in the mid-1700’s land was offered to encourage British Colonial plantations. Syndicates of investors were formed, and one was called the Cape Florida Society. But the era ended abruptly when Florida was traded back to Spain.
  • In 1790, petitions were entertained for Royal Spanish land grants. The first issued in South Florida was for Key Biscayne, predating Key West.
  • A London-born American woman made history by selling 3 acres of her property to the U.S. government for the Cape Florida lighthouse, built in 1825. Using the lighthouse compound as a central plaza, she and her husband planned the first town of Key Biscayne in 1839, offering 264 lots at $500 each.
  • A succession of lighthouse keepers watched over the key. On July 23, 1836, Indians forced into South Florida by the Seminole Wars attacked and burned the Lighthouse and the caretaker’s home. The U.S. military built Fort Dallas next to the burnt out lighthouse in 1838. The fort included a hospital for the Army, Navy and Marines.
  • The Davis family laid out the first town on Key Biscayne in 1839. A few lots were sold, but development was slow.
  • Disputes about legal ownership of the Key were long-lived and made their way to the U.S. Supreme Court. James Deering, who had purchased the land from the Davis family, prevailed. Waters Davis repurchased the lighthouse and property from the U.S. Government in 1903 for $400.
  • Early in the 20th Century, two-thirds of the island was established as a coconut plantation by the Matheson family, the largest in the continental United States. They were the original owners of the famous ‘Mashta House‘ that I wrote about in 2015.
  • The unnamed 1926 hurricane submerged the island as the eye passed directly over the Key, wiping out the coconut plantation.
  • The Mathesons made a deal with Dade County, spearheaded by County Commissioner Charles Crandon, to donate the northern half of Key Biscayne to the public. In return, the County built a causeway to the Key from the mainland that was completed in 1947.
  • José Áleman, a Cuban exile, bought Cape Florida (what is now Bill Baggs Cape Florida State Park) from James Deering in 1948. In 1949, a seawall was erected on the western and southern waterfront and the low-lying land filled with plans for development (see photo above).
  • In 1951 The Mackle Company made a deal with José Áleman to purchase Cape Florida for $4,500,000 ($7,500 per acre). Áleman reneged on the deal and the Mackle Company chose not to pursue the matter in court.
  • After Áleman died in 1951, his widow, Elena Santeiro Garcia, added to her Cape Florida property by buying an ocean-to-bay strip that had been part of the Matheson property. This strip included a canal that had been dug by William Matheson in the 1920s, and which extended from the bay across most of the island (visible in all of the above photos).
  • In 1966 Bill Baggs, editor of The Miami News, was able to bring together Elena Santeiro Garcia with the State of Florida to purchase the land for the state park. Garcia sold the Cape Florida property in 1966 to the state of Florida. This land became Bill Baggs Cape Florida State Park, which opened January 1, 1967.
Cape Florida after the 1926 hurricane

Cape Florida after the 1926 hurricane, with the Cape Florida Light in the background

Cape Florida State Park After Hurricane Andrew

Cape Florida State Park After Hurricane Andrew

The Bill Baggs Cape Florida State Park restoration project:

In the 1950’s over 200 acres of pristine wetlands on the south end of Key Biscayne, Florida were destroyed by the placement of over one million cubic yards of dredge fill from Biscayne Bay, and approximately two miles of concrete-lined shoreline. Those wetlands, which are essential to the general health of the coastal marine and estuarine ecosystem, were quickly taken over by a dry land forest of invasive exotic Australian pines (Casuarina equisetifolia). In 1992, Hurricane Andrew completely leveled the forest of invasive trees that dominated the area. In the aftermath of the storm, the Florida Department of Environmental Protection, Division of Parks and Recreation developed a draft conceptual recovery and restoration plan for the park. A major objective of the plan was to restore the historic vegetation types present on this portion of Key Biscayne prior to the destruction by the real estate developers. The vegetation types included beach dune, coastal strand, maritime hammock, interior isolated freshwater wetlands, and a large tract of tidally connected mangrove wetland in the northwest portion of the park. 85 acres of historical wetlands were restored at the park, through cooperative efforts of federal, state, and local agencies. The restoration plan involved the removal of exotics, removal of portions of the bulkhead and fill soil, placement of a protective lime-rock barrier, elevation grading, creation of isolated freshwater wetlands, tidal pools, flushing channels, and the planting of wetland vegetation.

The restoration plan was developed through the review of historical documents (1926 aerial photograph and personal observations), and field investigations of site characteristics. Field investigations included topographic, biological, geotechnical, hydrological, and archaeological reviews of the site. A comprehensive biological assessment was conducted, to document on-site and surrounding biological communities, to define biological goals and objectives, to identify environmental concerns, and to make specific recommendations concerning construction activities associated with the restoration. In addition, ground penetrating radar and electronic surveying were used to provide data on subsurface conditions. These evaluations were used to locate the five historically isolated wetlands that had been filled to 6.5 ft in the early 1950’s.

Wave energy, tidal regime, current velocity and bathymetry surveys were conducted to assist in the development of design components such as flushing canals (number, size, and depth), culverts (number, size, and elevation) and open water areas within the tidally connected wetlands. The final design was developed using the Dynamic Estuary Hydrodynamic Model, developed by the Environmental Protection Agency. Groundwater monitoring wells were installed one-year prior to the restoration, and were equipped with recorders to monitor seasonal fluctuations of groundwater. This was used to design elevations and contours of the five isolated freshwater wetlands which were restored in the park.

A two-phase archaeological monitoring plan, was conducted at the restoration site by a qualified archaeologist. Phase I included the evaluation of a series of trenches throughout the restoration area, and Phase II consisted of daily observations of the excavation work during the restoration process. Archaeological evaluation during the excavation phase of the project revealed a 1,000 year-old (B.P.) Human jawbone, along with an assortment of primitive conch shell tools. This is the oldest evidence of human habitation in this area.

Within 5 years of the restoration, a 100% survival of wetland species was realized. Wildlife observations conducted by FDEP, and local environmental groups documented an influx of fish and birds into the restoration area. More than 40 species of bird had been recorded using the saltwater wetlands and more than a dozen species of birds had been documented utilizing the freshwater wetlands.

The restoration of this area has been a fantastic success!

Books about the history of Key Biscayne:

  

Map of Bill Baggs Cape Florida State Park:

Key Biscayne Condominiums & Homes For Sale:

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IDX information is provided exclusively for consumers' personal, noncommercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. All data is deemed reliable but is not guaranteed accurate.
Miami data last updated at March 25, 2017 7:58 PM ET
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2016: Correction in the Miami Real Estate Market http://www.miamirealestateguy.com/spring-2016-correction-in-the-miami-real-estate-market/ http://www.miamirealestateguy.com/spring-2016-correction-in-the-miami-real-estate-market/#comments Sat, 16 Apr 2016 17:26:52 +0000 http://www.miamirealestateguy.com/?p=3157 Miami is officially the strongest real estate buyer’s market in the entire country, and Miami Beach is #2. For the past 18 months I’ve been telling my buyers that NOW is the time to be buying real estate in Miami. The data now proves it:...read more]]>

Miami is officially the strongest real estate buyer’s market in the entire country, and Miami Beach is #2.

For the past 18 months I’ve been telling my buyers that NOW is the time to be buying real estate in Miami. The data now proves it: Miami, Miami Beach, and Weston are the 3 best cities in the country to be a buyer. In fact, 8 of the top 10 buyers markets in the country are all in Florida.

Home inventory is swelling rapidly and the median days that homes are sitting on the market is steadily increasing. A majority of homes are now taking over three months to sell.

We are heading towards a price correction in the Miami condo market. As of late 2015 we started seeing a slowdown in real estate sales both in Miami and in Miami Beach, but the changes in the Miami Beach market are the most drastic. This is most certainly NOT signaling another recession; we are simply finally seeing a cool-down and adjustment from the frenetic pace of sales and price increases that we’ve had for the past few years, and I welcome it. We need more stability in this market. I don’t expect to see anything as dramatic as we saw in 2007, but a 10%-20% decline in prices and sales is likely.

Take a look at some of these numbers:

In Miami, 1,876 single-family homes sold in the fourth quarter of 2015, a 14% decline from 2014’s fourth quarter sales. Condominiums had a larger decline in sales for the same period at 16%.

In Miami Beach, only 80 single-family homes sold in the fourth quarter of 2015; a 28% decline from the same quarter in 2014. Condo sales declined 20 percent in the same timeframe.

Miami Home Sales Year-Over-Year Change: 5 months of consecutive declines leading to a Correction in the Miami Real Estate Market

Miami Home Sales Year-Over-Year Change: 5 months of consecutive declines


So what’s causing the correction in the Miami real estate market?

  • The US Dollar is strong relative to the countries that invest heavily in Miami real estate.
    The US dollar is up 17% in the past 12 months, making it that much more expensive for foreign buyers to purchase real estate in Miami and Miami Beach. Meanwhile, in Russia, their currency has dropped a staggering 36% versus the US dollar in the last 12 months; so buyers from Russia are now nowhere to be seen. In Brazil, another country that typically sees a lot of real estate investment in Miami, their currency is down 28% versus the US dollar. As most people are aware, foreign buyers have typically accounted for at least 50% of all real estate sales above $1 million in Miami, now, they’re gone. Canadian buyers have vanished due to the currency exchange, and as the Huffington Post reported, one Miami condo developer is actually so concerned that they are offering a whopping 35-per-cent discount to Canadians! The Canadian dollar is 25 per cent lower than the U.S. dollar currently, but that still isn’t enough to attract Canadian buyers anymore.
  • We have fewer distressed properties on the market.
    The real estate market in Miami recovered rapidly, and has now had a few very strong years of sales, so distressed properties (short sales and foreclosures) are less common. For example, sales of distressed condominiums in Miami in the fourth quarter of 2015 were down 41% from the same quarter in 2014. That’s a dramatic difference.
  • There is a lot of new condo inventory coming into the market.
    In Miami, in the fourth quarter of 2015 we had more than 8,000 condominiums listed for sale, an increase of 12% from 2014. In Miami Beach we saw close to 29% more condominium units listed in Q4 of 2015 versus Q4 of 2014. We currently have an astonishing 353 new condominium projects being developed now versus 246 back in 2008. This influx of new condominiums has affected the supply of homes on the market; in a healthy real estate market you want to have 6-9 months worth of inventory. In Miami Beach we have 18 months of supply of condos, and 24 months of supply of single-family homes. In January 2016, we had 6,000 new listings added to the MLS, the largest volume of new listings in at least 2 years, and that number is likely to be WAY off, because developers never list every available unit in new developments; they tend to list just a tiny fraction of them. In 2015, Miami broke the record for the highest volume of construction in history. In 2015, the building department in Miami oversaw 23,000 construction permits, 96,000 inspections, and 61,000 plan reviews. Miami completed $503 million worth of construction and had $2.4 billion of construction underway.
Miami Beach Real Estate Market Correction

In Miami Beach we are seeing widespread price reductions, usually multiple times per listing before a property sells.

Miami Beach specifics:

In my home market of Miami Beach, single-family home sales and condominium sales are both down significantly and more new inventory continues to be brought to market. We have almost 30% more new listings now than we did a year ago, and prices are trending downward with an average decline of 10% year-over-year. Oddly, prices of single-family homes here in Miami Beach seem to be skyrocketing, and I’m not exactly sure why. Perhaps the constant frustration that most of us have with living in condominium developments here is driving most of us into single-family homes. A few months ago I was telling clients in South Beach that we had single-family home options for them just starting at under $1 million. We now rarely have anything for less than $1.5 million, and the average selling price here was an astonishing $3.35 million in the fourth quarter of 2015 — a 67% increase from 2014. For most of us, even with the correction in the Miami real estate market, the dream of buying a single-family home in Miami Beach will remain a dream for the foreseeable future.

So what does this all mean for you?

It’s time to slow down, study the market, and exercise caution. The market is not what it was in 2013-2014 when properties were selling the same day they were listed for above asking price, in all cash.

Buyers:
Due to the correction in the Miami real estate market, 2016 is an absolutely amazing year to invest in real estate in Miami! In most markets we will see widespread price declines. The very high-end market of $3 million+ appears to still be untouched by these recent changes, as is typical for buyers with unlimited spending ability. If you’ve been thinking about buying real estate in Miami for the past few years, but were put-off by the rising prices, 2016 will likely be your best bet to make a move and get a better deal than could be had in 2012-2015. Developers of new condominiums are already making changes in their buying terms, and are also reducing their asking prices. For example, Brickell City Centre, a massive development in Miami, recently reduced their deposit from 50% to 35% in order to attract more buyers and compete against hundreds of other projects. With foreign currencies continuing to decline, it’s only a matter of time before foreign investors begin to sell their condominiums for below market price. Use my Miami MLS Search to see what’s available now!

Sellers:
You might want to sit tight for a bit and see how this correction in the Miami real estate market plays out; listing your property in 2016 will mean that you have more competition, a longer time before your property sells, and potentially some disappointment at the new value of your property. If you are comfortable with those possibilities, there’s no reason not to list your home for sale, just be prepared for less demand than we’ve seen in recent years. All of the factors that affect sales are truly neighborhood-specific though; so ALWAYS make sure that you work with an experienced and knowledgeable Miami Beach Realtor if you plan on selling, so that you can get accurate and current information that’s specific to your situation.

Fall 2016 Update via StatFunding:

The Miami Beach market remains painfully slow with 139 homes sold in the last 30 days. This is a massive 11.5% drop in sales. Meanwhile, in Miami, there were 297 houses sold; the highest number from any of the surrounding cities. Buyers should note that house prices increased in Miami Beach, with the median price rising from $430,000 to $440,000. Miami Beach is a very strong buyer’s market with a whopping 23 months of inventory up for sale.

What can we expect in the next 24 months?

If we are at an inflection point in the condo cycle, the most likely chain of events based upon current market trends is as follows, but this is only a theory:

Most preconstruction buyers will reluctantly close on units due to the 50% deposit structure commonplace in this condo cycle. A subset of preconstruction buyers will be forced sellers for economic reasons and will likely be forced to sell at significant losses. Due to systemic market risks evident in the market, prudent lenders will withdraw from financing preconstruction condo buyers altogether. As a result, a subset of 50% deposit-holder-buyers will not be able to close their preconstruction purchases due to unavailability of financing for their remaining 50% balance to close. Financing for actual end users and resale buyers will also likely become unavailable, which will further shrink the pool of potential buyers and further depress prices. Condo lenders who failed to exit the market early will likely see high default rates, and lenders with loans at the higher end of the loan-to-value spectrum will likely realize losses following short sales and foreclosures. Rents will likely tumble as preconstruction buyers unwilling to take losses on their condos flood the rental market with new units.

http://www.miamirealestateguy.com/Miami-Preconstruction-Condo-Market-Update.pdf

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