Miami Beach is a living, breathing entity that reflects the collective spirit and effort of its residents. It’s easy to assume that improvements will happen organically or solely through the efforts of local government. However, the reality is far more collaborative: a thriving city is built upon the active participation of every single resident. We are a community and the community’s progress hinges on our shared commitment to making it better. Every resident of Miami Beach has a responsibility to report issues that they see so that those issues can be addressed. Every resident of Miami Beach has a responsibility to communicate their ideas on how our city can be improved.

The Foundation: Essential Services and Resident Partnership

At the heart of a well-functioning city lies the local government’s responsibility to provide essential services, funded by our tax dollars. This includes the fundamental infrastructure that impacts our daily lives: smooth, pothole-free roads, efficient storm sewers that prevent flooding, and clean, inviting parks that foster community and recreation. These amenities not only elevate our quality of life but also serve as tangible indicators of responsible resource management.

While local governments employ various strategies to maintain these services, the most effective approach often involves a strong partnership with residents. While proactive measures like surveys offer a broad overview, the nuanced details and day-to-day issues are best identified by those who live and experience them firsthand. Residents are the eyes and ears of the community, and their willingness to report issues – from a neglected park bench to a broken sidewalk, to a dangerous pothole – is invaluable in ensuring that our city remains in top condition.

The Power of Citizen Complaints: Driving Transparency and Accountability

Citizen complaints are not merely grievances; they are vital feedback mechanisms that drive transparency, accountability, and ultimately, improved public services. They allow residents to voice concerns, offer valuable insights, and even actively participate in shaping local policies. By providing a platform for citizens to express their experiences, local governments can identify areas needing attention and make informed decisions that reflect the community’s needs.

The Collective Impact: Building a Better Future

Ultimately, improving our city is a collective endeavor. It requires the active participation of every resident, from reporting unmaintained properties to attending neighborhood association meetings. By embracing digital tools, fostering transparency, and valuing citizen feedback, we can create a more responsive and accountable local government. Together, we can build a city that we are all proud to call home.

Our city isn’t going to improve itself; we are a community, and the community relies on every single resident to participate in improving our city.

Citizen complaints play a pivotal role in local government administration, allowing residents to voice concerns, offer feedback, and sometimes even participate in decision-making processes. Efficiently managing and addressing these complaints fosters transparency, accountability, and improved public services.

The Importance of Complaining

Citizen complaints are an essential aspect of democratic governance, as they empower residents to actively participate in local affairs. Local governments must embrace modern technologies and best practices to streamline the complaint resolution process and create a more engaged citizenry.

You can help build a safer, thriving community. Finding ways to help your community is a great way to make friends and feel connected.

Here’s how you can report issues and contribute to a better Miami Beach:

1. Understand Your Civic Responsibility:
Civic responsibility is about actively participating in your community and working towards its betterment. This includes reporting issues, participating in local initiatives, and holding elected officials accountable. Engaging in civic duty can lead to a more just and equitable society and a better quality of life for everyone.

2. Report Issues to the City:

Code Compliance:

The Miami Beach Code Compliance Department is dedicated to protecting public health, safety, and welfare; improving the quality of life for our City’s residents, business owners, and visitors through education and the consistent and equitable application of the City’s Code of Laws and Ordinances.

The Miami Beach Code Compliance Department is responsible for maintaining the community’s quality of life by seeking compliance with certain provisions contained in the City of Miami Beach Code of Law and Ordinances. Our department routinely works with all residents, business owners, and visitors of the City and responds to requests for service. Code Compliance Officers ensure all requests are tracked and investigated individually in addition to ensuring the violations are corrected promptly.

The Department functions on an almost 24-hour basis with Code Compliance Officers on duty and available to respond to citizens’ concerns seven days a week.

The City Code regulates activities including, but not limited to businesses failing to obtain Business Tax Receipt, filing/paying Resort Tax, conducting business on public property, sidewalk cafés (conditions of permits); environmental issues and activities (styrofoam, beach glass, sea turtle, and litter); blocking the right of way, signs on public property and special events (failure to obtain a permit or violate permit conditions). The Code Compliance Department will take necessary actions to ensure residents, businesses, and visitors comply with the City Code regulations.

Issues that you should report by texting Code Compliance or using the Miami Beach Gov App:

Standing Water

Report standing water issues lasting 48 hours or more. For existing mosquito issues call 311.

Construction without a permit

Report construction without a permit.

Homeowners Services

Assistance to Homeowners with Building Department related questions.

Building General

Any other Building department questions or concerns.

Beach Maintenance

Report beach maintenance-related issues.

Fire Hazards

Report any fire hazards or fire code violations.

Flooding

Report flooding, stormwater, or drainage-related issues.

Graffiti on Public Property

A city-wide effort to remove graffiti from public places and high-trafficked corridors, inclusive of offensive graffiti, stickers, and promotional flyers.

Homeless Activity

Report any homeless-related issues.

Parking Enforcement

Report illegal parking activity that does not need immediate assistance. Examples include abandoned vehicles and construction parking complaints. Contact our 24/7 parking enforcement dispatch at 305.673.8285 for issues that need immediate attention.

Parking Maintenance

Report parking infrastructure issues related to parking signs, pay stations, painted parking lines, painted curbs, parking lots, parking garages, and other related parking maintenance issues.

Parks Maintenance

Report park maintenance issues.

Private Property Issues

To report private property issues, the name and address of the complainant is required per State Bill 60. Code Compliance cannot respond unless this information is provided within the request.

Report abandoned property, illegal dumping, or related issues.

Right-of-Way Landscape Issues

Report tree trimming, tree down, right-of-way landscape and irrigation maintenance issues, and other greenspace issues.

Rights of Way Maintenance

Report debris in right of way, street cleanliness, and other, garbage not picked up, related right of way maintenance.

Sewer and Water line Issues

Report sewer and water line-related issues.

Streets and Roadways Issues

Report potholes, sidewalk repairs, street lights, damaged or defaced signs, water main, water leak, water quality, gutter or valley gutter, sewer backup, broken concrete sidewalk, and broken pavers.

Transportation Issues

Report traffic signals, traffic lights, traffic signs, trolleys, or other transportation-related issues, as well as bicycle/pedestrian issues.

Noise complaints

To report a noise complaint call 305-604-CITY

Sanitation Division:

The Sanitation Division is responsible for the collection and disposal of residential garbage, trash, and refuse generated at municipal buildings; the residential recycling program; sanitation inspections; street sweeping on public right-of-ways and collection and disposal of litter from public litter bins. Collection and disposal services for residential garbage, as well as residential recycling, are provided by a private hauler contracted by the city. Mobile and manual street sweeping and litter control programs are provided by the city.

If you would like to report missed garbage or recycling pick-ups, overflowing litter cans, or leaking garbage trucks, please do so through the eGOV portal.

You may contact the Sanitation Division at 305.673.7616, Monday through Friday, 8 a.m. to 4:30 p.m. To receive assistance after-hours, please contact the city’s 24/7 Control Room at 305.673.7625.

For information related to waterway cleanup, please refer to the Environmental and Sustainability Department.

Download the App to report issues that you would like addressed:

The Miami Beach Gov App exemplifies how technology can bridge the gap between governments and citizens, fostering transparency, accountability, and community involvement. By implementing user-friendly interfaces, embracing anonymity, integrating GIS technology, and ensuring effective communication and data analysis, local governments can elevate their citizen complaint management and enhance civic engagement overall.

The City of Miami Beach at your fingertips. Download our free mobile app to report concerns, check current beach conditions, track the free citywide trolley, pay fees, stream MBTV live, stay current on city news and view a comprehensive calendar of meetings and events.

Apple: https://itunes.apple.com/us/app/city-of-miami-beach-e-gov/id883739690?mt=8

Android: https://play.google.com/store/apps/details?id=gov.miamibeachfl.mbegov

The Miami Beach Rising Above app is a great way to learn about our resilient, world-class city through self-guided tours. Learn about how Miami Beach adapts to a changing environment while highlighting the importance of its natural resources, vibrant arts, and unique culture.

Apple: https://itunes.apple.com/us/app/mbrisingabove/id1409679027?mt=8

Android: https://play.google.com/store/apps/details?id=com.toursphere.mbrisingabove

As of April 2025, You can Now Text Code Enforcement, Making It Easier to Report Violations!

Starting in April, residents will have a new, simple way to report neighborhood concerns—via text message.

Previously, complaints had to be submitted by phone, app, or in person. Now, with the launch of this text messaging system, you’ll be able to report concerns like illegal rentals, trash violations, and more—right from your phone, with no app or download required.

This system has been fully tested and finalized by our Code Compliance and IT Departments.

A citywide public awareness campaign is launching to help residents learn how to use it.

It’s designed to integrate with our current systems and keep response times quick and efficient.

Congratulations to my buyer (me) on the purchase of this stunning luxury condo at Bayview Terrace Miami Beach!

Bayview Terrace South Beach was completed in 1971 in the highly sought-after West Avenue neighborhood of South Beach and has a total of 195 condominiums.

Bayview Terrace South Beach Unit 1012 Photos:

Currently Available Units at Bayview Terrace South Beach:

Bayview Terrace South Beach Property Features:

• 15 Stories
• 195 units
• Built in 1971
• 3 Elevators
• Parking Available
• Pool
• Fitness Center
• Boat slips
• 24-hr front desk concierge

Miami Beach is a beautiful coastal community. Our island is surrounded by the Atlantic Ocean and Biscayne Bay. Miami Beach is leading the way locally and nationally to reduce flood risk. We want you to be aware of flood risk due to our low-lying topography, extreme rainfall, annual king tides, and storms. It is our goal that all of Miami Beach − whether public roads or private homes − is in the best position possible before, during, and after potential flooding. We are all in this together.

Miami Beach is investing in public infrastructure to reduce flood risk associated with rainfall, storms, and sea level rise, and use the best available science to do so. The city is raising roads, installing new stormwater infrastructure, raising sea walls, creating higher elevation standards, and maintaining a healthy dune system.

Miami Beach is part of a unique partnership with Miami-Dade County and the City of Miami called Resilient Greater Miami and the Beaches. Greater Miami and the Beaches was selected to join 100 Resilient Cities, pioneered by the Rockefeller Foundation to address significant resilience issues- including planning and preparing for sea level rise and climate change. Resilience initiatives to prepare for sea level rise also help to reduce our current flood risk. Our program delivers the quality of life for residents and visitors today and provides for a sustainable and resilient tomorrow.

This Guide is your resource for learning about how to reduce your flood risk.

Coastal Cities Face a Major Flood Risk Due to Climate Change & Sea Level Rise

93% of buildings on Miami Beach are located in a Special Flood Hazard Area, as mapped by FEMA. Miami Beach is reducing risk by elevating roads, updating the stormwater system, and implementing new construction regulations to build higher.

FEMA’s detailed digital flood hazard maps reflect current flood risks for Miami Beach. The maps, also referred to as Flood Insurance Rate Maps (FIRMs), illustrate flood hazards throughout Miami-Dade County and are used when determining flood insurance policy rates. View the Flood Zone Maps using Miami-Dade County’s interactive web tool. Once you navigate to this web tool, enter your address to view the map for your area.

For confirmation of your property’s official flood zone designation, call 305.673.7610 or your insurance agent.

Miami Beach Flood Zone Map

Protect Your Property with Flood Insurance

Flood insurance is required by federally backed mortgages, and recommended for all properties. The city saves you 20%, or $6 million dollars annually, in flood insurance premiums through top tier performance in the Community Rating System (CRS). For more information, visit Floodsmart.gov.

Homeowner’s insurance policies do not cover damages and losses due to flooding. The City of Miami Beach participates in the National Flood Insurance Program (NFIP) that makes flood insurance available to everyone in the city. We strongly urge you to buy flood insurance to protect yourself from a devastating loss. Information about flood insurance policies should be available to you through your insurance agent. Call your insurance agent now so that you will be prepared for future events. Do not wait for a disaster. Keep in mind there is a standard 30-day waiting period, from the date of purchase, before a new flood policy goes into effect.

If You See a Flood, Be Smart

Stay safe – avoid driving through or coming into contact with flood waters. Six inches of fast flowing water can knock you off your feet and less than a meter of water can float a car. Flood water can be contaminated with sewage or other pollutants. There could also be hazards below the surface, like debris, that you cannot see. Make sure you are tuned into Miami Beach social media and local weather alerts. South Florida can experience intense rainfall. Report any flooding to the city via the Miami Beach e-Gov app or by calling 305.604.CITY.

Keep Your Home Dry

There are many simple ways a homeowner can reduce the risk of flood damage. Consider elevating important appliances, like washers and dryers. Choose materials such as tile flooring as opposed to wood, that are resistant to water damage. You can also redirect rain and flood waters through techniques like elevated driveway edges. If you lease your property or business, we recommend discussing your flood protection options with your landlord or property owner.

Build Resiliently & Know Your Elevation

If you are considering renovation, build resiliently and sustainably! Follow the Florida Building Code and the City of Miami Beach Code to reduce your flood risk. We suggest contacting a professional architect or engineer for advice on how to integrate resilience, sustainability, and flood protection into your design. The city participates in the Property Assessed Clean Energy (PACE) program. PACE is a financial platform that eliminates the barrier of high upfront costs by allowing property owners to pay off energy efficient and storm mitigation home improvements through an assessment on their property tax bill.

An Elevation Certificate is an important document that every homeowner should have, and in case of a disaster, would demonstrate local authorities that your house is at or above the required elevation. An elevation certificate will not only tell you how high your house was built in relation to that flood zone, but can potentially lower your insurance premiums. Miami Beach has been collecting the Federal Emergency Management Agency (FEMA) Elevation Certificate that is prepared by a professional land surveyor on behalf of home builders/developers since 1995 as they are required for all new construction and substantial improvements to a structure. For a list of addresses with available elevation certificates, visit miamibeachfl.gov and select Flood Awareness in the Quick Links.

If the elevation certificate shows that the lowest floor of your house is lower than the required flood design elevation, then the substantial improvement ̏50% rule” would apply to your house. This rule means that if your house is in a flood zone and is damaged and/or improved to an amount greater than 50% of its building market value, the lowest floor will have to be raised to meet the current elevation requirement.

Protect & Preserve Our Environment

Beach dunes and vegetation, coral reefs, and green open areas are natural flood barriers. Open green space helps flood waters drain.

Beach dunes and coral reefs serve as the first line of coastal defense by buffering wave energy, blocking storm surge, and protecting coastal infrastructure. Open green space and natural low-lying areas can help with drainage. Landscaping can be designed to flood during rain events or high tides.

Have a Plan

Flooding can range from being unexpected, like a fast and heavy rainfall, to being known and communicated in advance, such as in the case of King Tides and hurricanes. Weather can be unpredictable. Thinking ahead can keep you safe and reduce damage to your property. Think about having sand bags ready, putting up flood panels, adjusting your work schedule if possible, parking your car in a higher location, and wearing rain boots if you must be out in the elements. Most of all, many times it is best to stay put and give the stormwater system time to drain the water. At the start of hurricane season, June 1st, visit www.miamibeachfl.gov, review our Hurricane Guide, and develop a plan for these more significant events.

Keep it Clean!

Don’t litter! Keep storm drains clear of litter and debris to prevent flooding and keep Biscayne Bay clean. Report issues to the free Miami Beach e-Gov app or call 305.604.CITY.

Financial Assistance

Relief is available for properties that have experienced damage. Learn more by contacting the Grants Office at 305.673.7510.

Miami Beach is There to Help You

The Building Department offers free technical assistance to identify ways to reduce flood hazards. Call 305.673.7610 to learn more.

MIAMI BEACH & THE NATIONAL FLOOD INSURANCE PROGRAM (NFIP)

HOW VULNERABLE IS MIAMI BEACH TO FLOODING AND HOW DOES THIS IMPACT INSURANCE COVERAGE?

• The City of Miami Beach participates in the National Flood Insurance Program (NFIP). Due to this, flood insurance is available to building owners and renters.
• Nearly all of Miami Beach is located in or near a Special Flood Hazard Area detailed in Flood Insurance Rate Maps (FIRM).
• 93% of the buildings are located in the Special Flood Hazard Area, which means insurance is required for buildings with federally backed mortgages. The remaining 7% are encouraged to carry insurance, being so close to the hazard.
• 84% of buildings on Miami Beach carry flood insurance policies under the National Flood Insurance Program. Some buildings do carry additional private insurance – since the coverage limits are quite low in comparison to the high values of many Miami
  Beach homes (coverage is $250,000 for a single-family home).
• 64% of NFIP policies are held by buildings that are Pre-FIRM, meaning they were constructed before the first FEMA Flood Insurance Rate Maps in 1972.
• Pre-FIRM buildings pay less than the true cost of risk because they are subsidized.
• Most Pre-FIRM buildings on Miami Beach are lower than Base Flood Elevation (BFE).
• For a single-family home, if the building’s lowest livable floor elevation is higher than BFE+2 ft, then the premiums could be cheaper than the subsidized rate.
• 36% of NFIP policies are held by buildings that are post-FIRM, meaning they were constructed after the first FEMA Flood Insurance Rate Maps in 1972.
• In 1994, Miami Beach became an NFIP community. Most homes built after 1994 have elevation BFE+ (higher than FEMA Base Flood Elevation).
• However, commercial buildings are less likely to be BFE+.

FEMA MODELING AND MAPS

• The current FIRM maps that are in effect for Miami Beach were adopted in 2009.
• FIRMs only evaluate risk based on the modeling – they do not use projections from sea level rise or proposed construction to reduce risk.
• The city will make sure that FEMA has the best and latest available data on newly elevated roads before the maps are finalized.

• Current modeling is underway
• In 2018, FEMA will provide a draft work map to the city that will include what they think the FIRM will look like.
• In 2019, FEMA will provide preliminary maps, with an 18-month process for these to become effective. We do have the ability to provide new completed road elevations during the preliminary map phase in 2019.
• In 2021, FEMA estimates that final maps will be effective.
• Appeals process – we will be engaged, for a 90-day period where FEMA will accept appeals and comments. At the end, FEMA will evaluate and incorporate or advise. Appeals can come from property owner, local jurisdiction, or neighborhood.

WILL ELEVATING ROADS IMPACT FLOOD INSURANCE?

According to FEMA and the city’s Floodplain Manager, elevating roadways and improving storm water drainage in Miami Beach will not negatively impact private property flood insurance. Road elevation is not part of the flood insurance criteria. This question can best be answered in two-parts.

1. Elevating roadways is one of many positive steps a community can take to mitigate risks and increase their resilience to natural hazards.
There are conditions that can make a building uninsurable by the National Flood Insurance Program. Elevating public roads and improving storm water drainage do not create these conditions.

2. FEMA modeling and elevating the roads may impact the future FEMA Flood Zone Maps

Once completed, the elevations associated with the roadways can be taken into account in modeling applied to FEMA’s Flood Insurance Rate Maps (FIRM), potentially changing modeling results that support the hazards depicted on the maps.

Currently, FEMA is updating these maps in Miami-Dade County, including the City of Miami Beach. Completed work will be incorporated, as possible, into the ongoing modeling. Future changes, or changes unable to be incorporated due to timing issues, can be incorporated through the FEMA Letter of Map Change process. Any change in Base Flood Elevation on personal property, regardless of its origin, will impact the flood insurance rating, which is done on an individual structure basis taking into consideration a number of flood risk factors. The city will make sure that FEMA has the best and latest available data before the maps are finalized.

Existing maps are located here: Miami Beach Flood Zone Map

WHAT IS THE CITY DOING TO REDUCE YOUR PERSONAL FLOOD INSURANCE PREMIUMS?

The city participates in the National Flood Insurance Program Community Rating System. Our score currently saves residents 20% on their flood insurance premiums – an estimated $6 million annually.

The National Flood Insurance Program rates are governed federal legislation. For the most recent information about your property and building type, speak to your flood insurance agent and visit www.fema.gov/flood-insurance-reform. The most effective way to reduce the cost of flood insurance in Miami Beach is for the lowest livable floor of a property to be above the FEMA Base Flood Elevation (BFE).

INTERESTED IN RESILIENT CONSTRUCTION ON MIAMI BEACH?

Elevate, Elevate, Elevate! Reduce your risk of damage from flooding – and save money on flood insurance also.

• Build higher than FEMA requires. Miami Beach requires new construction to be more than one to five feet higher than Base Flood Elevation.
• Elevate important appliances, like air conditioning, water heater, and washers and dryers.
• Elevate electrical plugs to a higher location higher on walls.
• Redirect rain and flood waters through techniques like elevated driveway edges.

Build responsibly

• If your project will be reviewed by any of the four land use boards, contact the Planning Department to discuss resiliency review criteria.
• Miami Beach requires LEED Gold or Living Building Challenge Certification for certain new construction.
• Choose construction materials that are resistant to water damage below base flood elevation, such as tile flooring and cement instead of wood.
• Permits are required – follow all Florida Building Code and Miami Beach Codes to make sure you are meeting all requirements.
• Insert flood openings in areas such as garages and lobbies, to allow the flow of water in the event of flooding. This can lower your cost of flood insurance.
• Obtain an elevation certificate when the lowest floor slab is poured and prior to obtaining a final building inspection approval to ensure the lowest
  finished floor elevation is elevated at or above the Design Flood Elevation.
• Provide positive and adequate drainage away from the structures and prevent flooding the neighbor properties.

Protect natural floodplain functions

• Integrate salt tolerant vegetation and green open areas as they are natural flood barriers. Open green space helps flood waters drain.

Have a plan! South Florida will experience flooding from storms, hurricanes and King Tides.

• Have a storm, hurricane and King Tides plan.
• Follow Miami-Dade Municipal Code to secure the construction site. Fasten down or remove hazardous objects.
• Know evacuation routes. See http://www.miamidade.gov/hurricane/.
• Park your car in an elevated garage floor.

Technical Assistance:

• Building Department and Floodplain Management staff can provide you information on flood zone determination, Florida Building Code, flood damage prevention regulations and requirements, 50% rule and FEMA retrofitting technique guides. Please contact the Building Department at 305.673.7610.

Do you Own Property in Miami Beach?

If you are considering renovation, build resiliently and sustainably! You will need to follow the Florida Building Code and the City of Miami Beach Code. We suggest you contact a professional architect or engineer for advice on how to integrate resilience, sustainability, and flood protection into your design. The city also participates in the PACE program, a way to finance sustainability improvements for home renovations.

Considering new landscaping with your new home? Choosing “Florida Friendly” is wise – helping to protect the environment, birds, bees, and butterflies! Florida Friendly Plants Guide: http://fyn.ifas.ufl.edu

The city participates in the National Flood Insurance Program Community Rating System. Our Community Rating System (CRS) score currently saves residents and businesses up to 20% on their flood insurance premiums – an estimated $6 million annually. For more information about flood insurance rates, we advise you to contact your flood insurance agent and visit Floodsmart.gov.

WHY DOES MIAMI BEACH HAVE FLOODING CHALLENGES?

• It is difficult to drain a city that is an island, flat, and only a few feet above sea level in many places. Since we are flat, we lack the energy for drainage created by gravity, and water drains slowly.
• Miami Beach’s hydrology makes draining rainwater difficult. We have a high groundwater table that reduces the ground’s ability to absorb rainwater. In addition, the subsurface is porous limestone, and is affected by the surrounding Bay and Ocean water.
• Many of our outfalls are tidally influenced. An outfall is the location where the stormwater exits the system to a water body. This means the higher the tide, the more slowly stormwater can drain.
• Miami Beach is densely populated. At only 7 square miles, we lack large open spaces, such as wetlands, to drain rainwater. Impervious surfaces, hard surfaces like concrete, do not allow rain to soak in. These surfaces contribute to the amount of runoff and how fast the runoff travels to the collection system.
• If all rain was slow and gentle, we would be less at risk for flooding. However, all rain storms are different.

HOW DOES STORMWATER DRAIN? WHAT ABOUT PUMPS?

1. Rain falls to the ground and runs off impervious surfaces. Stormwater flows across the land, over parking lots, through swales, down ditches, along gutters, and eventually makes its way to storm grates.
2. Stormwater flows into storm grates and is collected in a basin.
3. Stormwater flows from catch basin into the system of stormwater pipes.
4. Stormwater flows through conveyance system to the outfall. Miami Beach is now moving to a system of pumps to more quickly and effectively drain the water to the outfalls.

Miami Beach Stormwater Pump System:

Coarse Bar Screen
Vortex Separator
Wet Well/Stormwater Pump Station
Injection Well
Energy Dissipator Structure
Sea Wall/Outfall
Biscayne Bay

Each of these steps requires an amount of time to accomplish, so no matter how a system is designed, draining an area of land can never be instantaneous. Each of these four steps offers an opportunity for a bottleneck to develop and slow down the whole process. If the rain falls at a faster rate than any one of the steps can accommodate, the system will back up and ponding (standing water) will occur.

For practicality and cost-effectiveness, new stormwater collection systems are designed to accommodate the runoff from a rain event of a certain intensity and duration, called the design storm. Any rain event larger than the design storm will cause the system to back up. The flatter the land, the slower the water will move, and the more time it will take to drain an area of land.

We are all in this together. Miami Beach is installing a new stormwater collection system and pumps to reduce the risk of flooding. This is an ambitious program, with construction planned over the next ten-years, and we are leading the way locally and nationally.

MIAMI BEACH KING TIDES:

King tides are the highest and most extreme tides of the year. Gravitational forces and the alignment of the sun and moon cause the tides to change throughout the year. Since King Tides can cause flooding, it’s important to have flood insurance and stay safe.

WHAT ARE KING TIDES?

The King Tide is the highest predicted high tide of the year. During this period, water levels are higher than that on an average day. In Miami Beach, the king tides usually occur during the months of September, October, and November. King tides provide a preview of the normal tidal variations we will see in the years to come as sea levels continue to rise.

HOW ARE KING TIDES PREDICTED?

In the United States, tides are predicted by the National Oceanic and Atmospheric Administration (NOAA). The NOAA Tides and Currents station map can be used to locate stations that provide water levels, meteorological observations and current observations. The Virginia Key station is the closest NOAA Monitoring Site. The city has also deployed two tide gauges to monitor tides.

WHAT CAN INFLUENCE THE TIDES?

The relative distances and positions of the sun, moon and Earth all affect the size and magnitude of the Earth’s two tidal bulges. On a smaller scale, the magnitude of tides can be influenced by the shape of the shoreline and the gulfstream current. According to the NOAA Ocean Service Education local wind and weather patterns can also affect tides. King tides can reach over 12 inches above the average high tide for the year.

A lawsuit against the NAR (National Association of REALTORS®) was filed in 2019 by home sellers who alleged that real estate agents nationwide colluded to keep real estate agent commissions high by requiring sellers to pay the commission of the real estate agent who represents the buyer. Nobody is quite sure how this lawsuit succeeded because real estate agent commissions have always been negotiable, and nowhere in the United States have they ever been non-negotiable. Essentially the lawsuit has done nothing to benefit real estate buyers or sellers and has likely now made the entire process more expensive and complicated, especially for buyers.

What Does This Mean for You?

Buyers:

You will now need a written contract with your real estate agent up front, outlining the services they are providing to you, and the fees that you are required to pay them. This can help you compare agents and ensure you get good value.

Sellers:

You can still offer to cover the buyer’s real estate agent fees, but it won’t be mandatory.

Will It Affect Home Prices?

Probably not. Sellers will likely keep the savings instead of lowering their prices.

The Old System vs. The New System

Old:

The seller pays a total commission to their listing agent, who then offers a portion of that commission to the buyer’s real estate agent.

New:

Offers for buyer agent compensation won’t be listed publicly on the MLS anymore. Buyers will now be forced to negotiate the real estate agent fees directly with their real estate agent.

Do You Need a Buyer’s Agent?

No, but it’s certainly strongly recommended that you work with a buyer’s real estate agent who knows the market, the properties, the laws, and how to negotiate; especially for first-time buyers, those relocating, or those navigating a competitive market. Agents provide invaluable expertise and can save you a lot of time and money.

The Future of Real Estate Commissions after 2024

• Sellers will likely have to offer credits to cover the buyer’s real estate agent fees.
• Listing agent commissions might stay the same or might increase.
• Buyer’s real estate agent commission offers might disappear, replaced by negotiation.
• New fee models for real estate agents (such as flat fees) might emerge.

Congratulations to my buyers on their new luxury home at Capri South Beach!

I negotiated a great deal for my clients on this stunning 2 bedroom luxury condo at Capri South Beach with a nearly 25% discount off the original listing price. This property was originally listed at $1,095,000 and sold for $835,000.

For the last 4+ years Miami Beach has been a strong buyers market, and many of my buyer clients are now finding deals that are too good to pass up. Prices are declining steadily and inventory is increasing; which makes this a prime time to be shopping for real estate in Miami Beach. If you are considering buying luxury real estate in Miami Beach, contact me for free advice and assistance; I’m happy to help!

Capri South Beach Unit 405 Photos:

Currently Available Units at Capri South Beach:

Miami is one of the top ranked cities in the world, consistently. Miami’s rapidly growing technology and startup sectors and our year-round perfect weather makes Miami the “Happiest City to Work” in the United States, according to Career Bliss. According to Realtor.com, Miami is the #2 destination in the country for ‘millennials’. Miami’s evolution from a tourist city to one of the world’s top ranked cities is proven in the statistics:

Miami is America’s Cleanest City:
As Ranked by Forbes for its year-round good air quality, green spaces, and clean drinking water. Also, Miami is the only major “subtropical” city in continental U.S.; average temperature 75 F/ 23 C

Miami is the happiest city to work:
Miami was named the “Happiest City to Work” for the second consecutive year in 2016. Miami’s growing startup/technology scene and its all-year sunny weather played key factors in the high rating. (Source: Career Bliss – January 2016)

Miami is the most international city in the United States:
About 51 percent of the Miami population is foreign-born. Miami’s concentration of foreign-born residents is more than double the national average of 19.4 percent. (Source: U.S. Census Bureau)

Miami is the Most-searched U.S. city for international home buyers:
Miami is the top U.S. destination for foreign home buyers. (Source: Realtor.com, Trulia.com- March 2016)

Miami is the 2nd-fastest growing economy among large U.S. cities:
Among all cities, Miami had the 17th best economy. Miami’s growing population, startup network, tech industry and new businesses fueled the high rankings. (Source: Wallet Hub – September 2015)

Miami is the 4th-healthiest city in America:
Miami’s clean air, access to quality health care, rate of smokers, walkability and amenities were key factors in the ranking. (Source: Livability – April 2015)

Miami is the 4th-fastest growing neighborhood in America:
Downtown Miami, which grew from 40,000 to 80,000 residents from 2000 to 2015, is an American boomtown and is projected to have a five-year household growth of 14.9 percent (Source: Realtor.com – April 2016)

Miami is the 2nd-best place in America to start a business:
South Florida finished second behind Austin, Texas for the best location to start a business. (Source: American City Business Journals study of small-business vitality, April 2016)

Miami is the 5th-most walkable city in the United States:
Miami finished with a walk score of 75.6, trailing only New York (87.6), San Francisco (83.9), Boston (79.5) and Philadelphia (76.5). (Source: Walk Score – April 2015)

Miami is the 11th best public transit in the United States:
Miami ranked 11th in the nation in transit among cities with a population of more than 250,000 (Source: AllTransit – April 2016)

Miami is the 5th-greenest city in the United States:
Miami’s air quality, transportation, energy sources for heating in homes, and housing density contributed to the ranking. Miami trailed only Honolulu, Washington, D.C., Arlington, Va., and San Francisco. (Source: NerdWallet – May 2015)

Miami is the 6th-best air quality in the United States:
Miami had a median air quality index of 43, tied with Seattle, Hialeah and Fort Lauderdale. Only eight cities had a better air quality index than Miami. (Source: 2014 U.S. Environmental Protection Agency’s daily Air Quality Index)

Miami is the 8th-most populated region in the United States:
The Miami-Dade, Broward and Palm Beach metro area added 500,000 new residents in the past five years and now boasts more than 6 million residents for the first time (Source: U.S. Census Bureau – March 2016)

Miami is the Top destination for migrating New Yorkers:
About 22,000 New Yorkers migrated to Miami between 2009 and 2013. (Source: U.S. Census Bureau)

Miami is the 12th-most important city in the world for the ultra-wealthy:
In the United States, Miami ranked No. 2 for where ultra-high-net-worth individuals want to live, work and invest. (Source: Knight Frank- March 2016)

Miami is the 6th-best city for Hispanic entrepreneurs:
Two South Florida cities, Hialeah (No. 6) and Miami (No. 15), were ranked among America’s best cities for Hispanic businesses (Source: WalletHub – April 2016)

Miami is the 7th-fastest growing market for construction jobs in the United States:
Miami-Dade County ranked seventh for most construction jobs added over the past 12 months (Source: Associated General Contractors of America – April 2016)

Miami is the 23rd-best area for launching a career in the United States:
The Miami-Fort Lauderdale-West Palm Beach metro area ranked as the 23rd best area for launching a career. South Florida earned high marks for career advancement (No. 15), quality of life (No. 20) and social opportunities (No. 11). (Source: Bankrate.com – April 2016)

Miami is the 2nd-highest proportion of Hispanic owned businesses in the United States:
Miami finished with the second-highest proportion of Hispanic-owned firms with 69.2 percent, more than twice the U.S. average rate. (Source: U.S. Census Bureau’s 2012 Survey of Business Owners.

Awesome Facts about Miami:

Record home sales activity:
The Miami real estate market, including both existing and new construction properties, experienced record sales activity from 2011 until 2015. Sales remain strong, particularly in certain price points and neighborhoods.

Rising prices remain at 2004 levels:
Miami home prices have increased consistently since 2011 yet remain at 2004 levels. While Miami is recognized a leading global city, local real estate is much more affordable than its counterparts.

Majority of transactions are all cash:
All cash transactions account for more than 50% of Miami existing sales and 80% of new construction, making a crash very unlikely.

Luxury real estate:
Christie’s International Real Estate recently ranked Miami ninth among its top 10 luxury markets in its “Luxury Defined” 2015 report. Only three other U.S. cities made the prestigious list: New York, Los Angeles, and San Francisco.

Miami remains the top market for international buyers in the United States:
International sales and dollar volume account for 26% and 36%, respectively, of all sales in South Florida.

Preconstruction market vastly different to the last boom:
Today, most Miami preconstruction condo developers require a 50-percent cash deposit on new units.

Growing area for medical tourism:
Miami boasts 33 hospitals. Baptist Hospital of Miami ranked as one of the highest performing hospital systems in the country. The region also provides specialized care that patients can’t find in any other part of the world.

Cruise Capital of the World:
Known worldwide as the “Cruise Capital of the World” PortMiami is the global headquarters for five leading cruise lines – Carnival Cruise Lines, Norwegian Cruise Line, Royal Caribbean Cruises, Oceania. PortMiami is ranked among the fastest-growing seaports in the nation. Port Everglades in Broward County is one of the top three cruise ports in the world.

Beaches:
Greater Miami has 84 miles of Atlantic Ocean coastline, 67 square miles of inland waterways and 15-plus miles of world-famous beaches for running, walking, and swimming.

America’s top tourist destination:
Miami led the nation in average daily occupancy (84.2), average daily room rate ($241.70) and revenue per available room ($203.49). Miami attracted 4.25 million visitors in the first quarter of 2015. (Source: Smith Travel Research- April 2015)

Banking:
Miami has the largest concentration of domestic and international banks south of New York City, with approximately 87 financial institutions and 33 foreign bank agencies. “The Gateway to Latin America” also has more than 1,000 multinational corporations.

Schools:
Miami Dade County Public Schools receives more National Magnet Schools of Merit Awards than any other school district nationally. Miami offers 460 choice programs in all grade levels, which is the most of any Florida school district and among the top in the country.

Parks & Recreation:
Miami-Dade County Parks is the third-largest county park system in the United States, consisting of 260 parks and 12,825 acres of land. Miami is the only city in the U.S. bordered by two separate national parks: Biscayne National Park and Everglades National Park.

World-class art and entertainment:
Downtown Miami has the highest concentration of cultural institutions in the Southeast. Downtown has the Adrienne Arsht Center for the Performing Arts and a new waterfront art museum. A new downtown science museum will open in late 2016.

Realtors, homeowners, and renters: maintaining our neighborhoods and our community’s quality of life is a shared responsibility between all of us; and the city of Miami Beach has a code compliance department that’s there specifically to enforce the codes that keep our neighborhoods clean and safe. Our code compliance officers monitor residential and commercial districts for violations of the city code, and are responsible for ensuring compliance. As a resident of Miami Beach, you can do your part to improve our neighborhoods by understanding what is legal and illegal, and reporting every violation that you see to our Code Compliance Department.

Below are the most commonly reported violations; we encourage you to report any of them that you see in your neighborhood:

1. • Illegal Dumping Keep your neighborhood clean – don’t dump illegally! Single-family homes or residents with residential city service trash pickup are allotted 4 free bulk pick-ups a year with a scheduled appointment. Please do not place garbage or trash out for collection on the swale (adjacent city property that includes a depression created in the ground that carries rainwater by gravity away from your home and property) more than 24 hours before your scheduled collection time. With proof of residency, Miami Beach residents also have the ability to discard bulk items and other refuse at no cost. For more information on proper disposal for residents, contact the sanitation department at 305-673-7616.

1. • Littering Throwing trash such as paper, bottles, cans, food containers and even litter left behind by cat feeders on the ground is illegal littering. Littering is illegal, harmful to the environment and just looks bad. Help keep Miami Beach clean by trashing your trash and recycling your recyclables.

1. • Overgrowth Rainy season means grass grows faster than usual. Every property owner is required to maintain their property and swale by cutting their grass regularly and keeping the area free of weeds.

1. • Graffiti Properties must be graffiti-free. Please cover graffiti with matching paint. Businesses have seven days from the day of citation to correct the violation and residents are allowed 10 days. If you see graffiti, you can report it using the free e-Gov App below.

1. • Signage (unpermitted & prohibited) Posting ANY signs on public property is illegal, and under certain circumstances will result in violations and fines. While election signs are not allowed on public property, they are allowed on private properties within certain specifications. Please contact the code compliance department for more information at 305.673.7555. All real estate signs without a permit are illegal.

1. • Illegal or Unlicensed Short-Term Rentals Pursuant to the Miami Beach City Codes (Sec 142-1111 and Sec. 142-905) (Miami Beach Land Development Regulation – Chapter 142, Article IV, Division 3) vacation/short-term rentals are prohibited in all single-family homes and in many multi-family housing buildings in certain zoning districts of Miami Beach. Approved vacation/short-term rentals must have the proper authorization and zoning approval for this activity, including a business tax receipt. If a building or unit is found to be operating a short-term rental illegally, tenants/visitors will be vacated and fines will apply to the owner. For more information, visit: www.practicesaferenting.com

1. • Boats, Trailers, & Scooters Boats, boat trailers, camper trailers, recreational vehicles, and scooters must be parked on a paved, permanent surface area on the side of your home or backyard. These types of vehicles are not permitted to be used as a dwelling and cannot be visible from any right-of-way or adjoining property. If you see illegally parked vehicles, you can report them using the free e-Gov App below.

1. • Property Maintenance of Structures Property maintenance standards are crucial to the prevention of blight and decay, and the safeguarding of public health, safety, morals and welfare. Please keep your area and surrounding property not just clean, trimmed and painted, but ensure there are no visible signs of decay (broken windows, peeling paint, broken fences, unmaintained landscaping, pest infestations, etc.). If you see unmaintained properties, you can report them using the free e-Gov App below.

1. • Items or Activities that Require a City Permit Some of the most common items requiring a permit include: real estate signs and garage sale signs. Permits can be acquired through the license division at 305-673-7420; Permits for painting the exterior of a building can be obtained through the Planning Department at 305.673.7550; and building renovations and fences prepared through the Building Department at 305-673-7610.

1. • Dogs and Other Pets Dogs and other animals must be on a leash when in public. If you see any pet that is off-leash, you should report it immediately by calling 305-673-9453.

1. • Commercial Storefronts Brown paper covering the windows of empty commercial storefronts is illegal. The city has launched a program to eliminate the appearance of blighted empty storefronts. The city will provide window covers to replace the ugly brown paper we often see. If you see a storefront with illegal brown paper, you should report it by calling 305-673-9453 or by using the free e-Gov App below.

1. • Other Issues There are many other things that you can report through the app or via phone that the City of Miami Beach ENCOURAGES you to report. These items include damaged or cracked sidewalks or curbs, potholes, standing water, broken or defaced crosswalk signals, broken street lights, and many more items. The free e-Gov App will provide you with a list of items that the City wants you to report or you can simply read the City of Miami Beach website to learn more.

    

   

   City of Miami Beach e-Gov Cell Phone App

   The City of Miami Beach has a free cell phone app designed specifically for you to report every code violation that you notice. The app connects you directly with the City of Miami Beach government to resolve issues in the community in a snap. Report concerns, track requests and provide comments. The app also has a ton of other useful features for residents.

   Download the Miami Beach e-Gov app today and improve the quality of life of our community!

   City of Miami Beach E-Gov – Android Apps on Google Play

   City of Miami Beach e-Gov on the App Store – iTunes – Apple

   Urgent Reporting of Violations: If you see a violation that requires an IMMEDIATE response (off-leash dogs, illegally parked cars, dog owners not picking up their dog waste, etc. etc. you should report it immediately by calling 305-673-9453, not by using the cell phone app.

   Facebook Group: If you are concerned about the quality of life, and cleanliness of our city, and want to join our public group of like-minded residents that was started by my friend Michael DeFilippi, you can join our group here: Clean Up Miami Beach on Facebook

If you’ve paid more than $150 to apply to live in a condo in Florida, you’ve been ripped off.

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 $150. 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 $150 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 $150 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 Miami Herald (https://www.miamiherald.com/news/business/real-estate-news/article81430117.html) 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 $150 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 $150 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 $150 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”
– B. Hunt

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 $150 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: http://www.myfloridalicense.com/DBPR/condos-timeshares-mobile-homes/

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:

Serene in its elegance and simplicity, The Setai Resort & Residences is an experience unlike no other in Miami. The Setai Resort & Residences is an oasis of tranquility amidst the high energy of South Beach. Its design combines the architectural history of the Miami Beach Art Deco District with the multi-faceted cultural history of the International Art Deco movement; particularly its influence in Asia. The Setai Resort & Residences creates a private world that connects you with the greatest attractions that South Beach has to offer; The New World Symphony, the Bass Museum, Lincoln Road, the beach, and restaurants are all within walking distance.

The Setai Resort & Residences is a 38-story condominium tower that was constructed in 2004 containing 163 residences. The five-star hotel at The Setai Resort & Residences is located adjacent to the condominiums and consists of an eight-story building with 88 guest rooms. Amenities at The Setai Resort & Residences include three oceanfront swimming pools, beautiful gardens, a boutique, a fitness center, an art store, and much more.

Setai Resort & Residences Condos For Sale:

Setai Resort & Residences Features:

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. urrently, 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

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.

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 – 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.

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, with the Cape Florida Light in the background

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!

Map of Bill Baggs Cape Florida State Park:

Key Biscayne Condos & Homes For Sale:

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. Condos 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

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.

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

Biscayne Bay is a shallow saline tropical bay located along the southeastern coast of Florida. It is bordered to the west by the mainland of Florida, which includes the densely populated areas of Miami-Dade County. To the east the Bay is bordered by a series of barrier islands and the northern Florida Keys. The Bay is connected to the Atlantic Ocean by a series of channels and cuts, some natural and some manmade, and it contains a number of islands, the majority of which are manmade.

Biscayne Bay was formed as rising sea level filled a limestone depression. It is not a drowned river valley like most estuaries. Unlike other estuaries, the Bay does not receive a sediment load from major river systems. Most sediments in the Bay are produced by local biota.

The Biscayne Bay system can be divided in three major areas. The North Bay area extends south from Broward County to Rickenbacker Causeway, constituting approximately 10% of the total Bay area. Of the numerous islands in this part of the bay, only Belle Isle and Virginia Key are natural. The area is heavily populated, with most of the shoreline bulkheaded and the majority of the bottom dredged. Major tributaries to North Bay include Arch Creek, the Biscayne Canal, Little River and Miami River, and tidal exchange with the Atlantic ocean occurs at Bakers Haulover Cut, Government Cut and Norris Cut.

The Central Bay ranges from Rickenbacker Causeway south to the boundary of Featherbed Bank just north of Sands Key. Tidal exchange occurs through the Safety Valve, a series of shoals which make up the eastern boundary of this part of the Bay. The Coral Gables Waterway, Snapper Creek and Cutler Drain are the main tributaries to this section. Development along the coastline is not as pronounced in this section, so much of the natural mangrove wetlands are still intact along with large seagrass beds and small areas of soft coral and sponges. Chicken Key and Soldier Key are the only natural islands.

South Bay extends from the Featherbed Bank to Card Bank. Largely undeveloped, the area is fringed by mangrove wetlands, with dense seagrass beds, large hard ground areas and algal communities. Black Creek, Princeton Canal, Military Canal, Mowry Canal and Model Land Canal drain into this part of the Bay, with restricted tidal exchange through Broad Creek, Caesar’s Creek, Angelfish Creek and between the northern Florida Keys. The southern end of the Bay is connected by restricted openings to Card Sound, with limited exchange between the two. There are a number of natural keys in this part of the Bay as well.

Biscayne Bay looking towards Miami from Virginia Key

History of Biscayne Bay:
Although the environment of Biscayne Bay has changed considerably over the past two centuries, prior to the mass urbanization at the beginning of the 20th century all major changes to the Bay were due to natural forces such as hurricanes. A 1770 chart shows a continuous barrier island encompassing what is now Miami Beach. A hurricane formed Norris Cut in 1835.

During the early 1900’s, the population in South Florida was small, only about 40,000. Most were dependent upon the Bay for survival as agriculture was limited. Members of the Seminole Indian tribe frequently traveled down the Miami River to the Bay and camped on the banks. “Miami” is the Seminole word for “sweet water”, and the freshwater springs in the river and bay were one of the features of the area.

In 1896, Henry Flagler decided to extend his Florida East Coast Railway to Miami, hoping to attract northerners to the mild, warm climate. Flagler built the Royal Palm Hotel on Brickell Point the following year. Miami began to grow and the city was incorporated. As the population increased, so did the need for dry land, and beginning in 1903 canals were dug to drain the coastal wetlands. The rapids of the Miami River that were located near today’s 27th Ave. were dynamited in 1908. Advertisement about the City of Miami led to over 10,000 people being turned away from the hotels in 1917 & 1918. The sharply accelerated growth in the Miami area continued until the 1920’s. Lack of protective legislation permitted wholesale shoreline and mangrove destruction, and construction of canals, channels, cuts and bridges. Dredge material from the channels and cuts was used to create artificial islands and destroyed or damaged large areas of Bay bottom.

Government Cut, Fisher Island, and Terminal Island in a rare photo from 1915

The Port at that time was located in the Miami River and could only be reached by the channel around Cape Florida. Government Cut was constructed in 1902 to provide a more direct route. The dredge spoil was used to create Dodge Island, Lummus Island, as well as Fisher Island. Tidal flow through the new cut caused beach erosion on Virginia Key and Key Biscayne. The first bridge to Miami Beach was constructed in 1913, and Carl Fisher began development of the beachside area as a resort, destroying the mangrove forests and installing bulkheads. Star Island was the first true fill island constructed by bulkheading an open water area.

Star Island, Palm Island, and Hibiscus Island, in Miami Beach with the brand new Venetian Islands in the background

The land boom of the 1920’s brought the continuation of considerable development to Miami and Miami Beach. “Water acreage” was often sold before islands were even built. The Venetian Islands were built in rapid succession, but plans for expansion were thwarted by objections to “further mutilation of the waterway”, the land boom bust, a hurricane, and the onset of the Depression. The Intracoastal Waterway, Bakers Haulover Cut, and the 79th Street Causeway were all constructed in the mid 1920’s. The Hurricane of 1926 was rated a category 4 on the Saffir/Simpson scale, and the 300,000 people in South Florida were totally unprepared. News of the devastation destroyed South Florida’s image as a tropical paradise, dramatically slowing the pace of development. More than 75% of the land between Broad and Rickenbacker Causeways had been developed, and 75% of the bay bottom from Venetian to MacArthur Causeway had been dredged or disturbed before 1930. This damage would continue to affect the Bay until the present.

Biscayne Bay topography showed little change in the 1930’s, except for the construction of a few more spoil islands. Sea level began to rise during this time, and bacterial pollution was found from Tahiti Beach to North Bay. The pollution was traced to the City of Miami, where 59 sewers emptied untreated, raw waste into the Bay and Miami River.

The 1940’s and World War II improved the Miami area economy, although most coastal water activity ceased due to the presence of German submarines just off the coast. Homestead Air Force base was built during the war.

Rickenbacker Causeway and the Bay Harbor Islands

Rickenbacker Causeway and the Bay Harbor Islands were built in 1943, and several parks were created, including Crandon Park, Cape Florida State Recreational Area, Biscayne National Park and Everglades National Park. Environmental conditions in the Bay continued to deteriorate, as the Bay was constantly fouled with sewage and suspended material. A faunal shift due to change from euhaline to polyhaline conditions occurred in Manatee Bay. Decline in fish, crab, and coral was noted as well. Public outcry finally led to the construction of the Virginia Key sewage plant, and public raw sewage outfalls were capped. Saltwater intrusion became significant at this time, and salinity control dams were installed in most Miami canals in 1945.

Population increase in the 1950’s meant continued urban expansion. Broad Causeway was constructed in 1951, resulting in restricted tidal exchange to North Bay. Dodge Island was chosen as the site of new Port facilities in 1959, and construction began soon thereafter. During the 1950s, the number of outfalls was reduced and the level of coliform bacteria in Biscayne Bay waters declined. Populations of benthic macroinvertebrates in the area near the City of Miami and the Miami River declined from abnormally large numbers of species and individuals to normal numbers of each. In hard sandy bottoms adjacent to outfalls, numbers of species and numbers of individuals increased. In poorly flushed waters, volumes of zooplankton decreased to about one-half the pre-abatement values. Abundance of amphipod tubes declined. Populations of other fouling organisms remained about the same. There was no evidence of improved commercial and sports fishing. Surveys of the North Bay in 1954-57 and 1959 showed the area to be almost totally devoid of attached benthic life. Fishing in the area was minimal. The waters of the ship basins were found to be traps for the collection and sinking of debris and garbage.

Aerial view of Miami in 1969, note the undeveloped Brickell Key.

Urban development continued into the 1960’s. The Julia Tuttle Causeway was built in 1961, further restricting circulation in North Bay. The fill borrow pit, just north of the causeway, was 29 feet deep. The Dodge Island Seaport officially opened in 1964 when port operations were moved from the old site in Biscayne Blvd. Port activity continued to increase as cruise lines used the Port as a base of operation. Hurricanes Donna, Cleo and Betsy passed near or over Biscayne Bay.

In 1974, the Biscayne Bay Ecology Committee organized a symposium on the status of the Bay and the papers published in the proceedings are a synthesis of the physical, geological and biological processes, and man’s uses and interaction with the Bay. The last major change to North Bay took place with the expansion of the Port of Miami onto Lummus Island. In 1974, the Florida State Legislature enacted a law designating Biscayne Bay as an aquatic preserve, placing stringent controls on further development in the Bay area. The nuclear units of the Florida Power and Light Turkey Point Power Plant in South Bay began operations in 1972, giving researchers an opportunity to study the effects of thermal pollution on the bay. Pollution inputs to the Bay during the 1970s were attributed to runoff from the urban areas and continuing sewage pollution. Teas et al. (1976) studied changes in shore vegetation up to the 1970s at five sites: Interama, Cocoplum, Saga, a section south of Black Point, and Card Point. Shore vegetation had been eliminated in most of the northern Bay and seriously impacted elsewhere. Sick and deformed fish were caught in Biscayne Bay.

During the 1980s, fine suspended material was identified as a major problem in Biscayne Bay. Steps were taken to reduce the suspended material, and the amount of suspended solids decreased in the Bay from 1979 to 1983. However, initial efforts to restore seagrasses failed due to high turbidity. The only parts of North Bay that appeared healthy were flushed with ocean water from Bakers Haulover Cut, and Julia Tuttle Causeway. The most turbid water was found between the 79th Street and Broad Causeways. Development of Brickell Key began at this time. Scientists found high concentrations of hydrocarbons in the sediments of Biscayne Bay, Little River, the Miami River, Black Creek and Military Canal in 1982-1983.

The 1990’s are marked by the passage of Hurricane Andrew, the category 4 storm which passed directly over Biscayne Bay in August of 1992. The dramatic removal of exotic vegetation by the storm presented a unique opportunity to replant with native species. As of 1995, one million mangrove trees were planted on the shores of Biscayne Bay and 100 acres of wetlands were restored or created. Fishing improved in Biscayne Bay during the 1990s perhaps due to reduction of contaminant input, above-average rainfall reducing the salinity, and the statewide ban on coastal net fishing protecting game-fish and bait established in 1995. Fishermen reported clearer waters in the northern Bay.

Flora and Fauna
The flora of Biscayne bay is dominated by seagrass beds and mangrove communities. The major seagrasses found in Biscayne Bay are Thalassia testudinum (turtle grass), Halodule wrightii (Cuban shoal grass), and Syringodium filiforme (manatee grass). These plants function as a food source, provide shelter and protection, stabilize sediments, and act as a chemical sink. There is a progression of these seagrasses with distance from shore in non-disturbed areas of Biscayne Bay. There is a band of Halodule intertidally and a band of Thalassia sublittoral interspersed with Halodule and Syringodium, thinning out into green alga and a sand bottom towards mid-Bay. Seagrasses in the northern part of the Bay have been heavily impacted and normal communities are not observed north of the Port of Miami. Efforts to mitigate seagrass beds have met with mixed results. The effect of the thermal effluent released by the Turkey Point Nuclear Power Plant on Thalassia beds has been studied extensively. Thalassia disappeared in areas of water 5ø C above ambient, and declined by 50% in waters 3-4ø C above ambient temperature. Environmental stress caused by temperature or salinity changes may make Thalassia more susceptible to disease. An increasing problem in Biscayne Bay is the scarring of seagrass beds caused by boat propellers. The greatest scarring damage has occurred in areas of dense human population with approximately 6% of the seagrass beds in Dade County having moderate to severe scarring.

Grounding and prop scars in Biscayne Bay near South Beach

The most common mangrove species in the Biscayne Bay area are the red mangrove (Rhizophora mangle); the black mangrove (Avicennia germinans); the white mangrove (Laguncularia racemosa); and the buttonwood (Conocarpus erectus). The red mangrove, with its thick mass of prop roots, is particularly well established in the substrate, and only the most violent of hurricanes can disturb it. It forms a protective barrier along the coast, behind which the other mangroves and associated flora take root. Accumulation of sand, leaves, and debris in the mangrove forest eventually raises soil levels. The result is a gradual land building and seaward extension of the coastline. For most of Biscayne Bay’s history, mangrove forests in Florida were regarded as a wasteland suited only for development. However, these forests contribute in many ways to man’s economic betterment. Ninety-five percent of the annual mangrove leaf production eventually enters the aquatic system as detritus, which is the basis of the estuarine food chain. A number of commercially valuable species rely on the mangrove swamp as a nursery and feeding ground. Mangroves along Biscayne Bay can be classified into five communities: Coastal Band, Dense Scrub, Sparse Scrub, White and Mixed, and Black Marsh. The Coastal Band of mature mangroves along the shore is the most productive, and the dwarfed Sparse Scrub the least. During the last few years, mangrove die-offs have been observed, first in black mangroves and currently in red mangroves at lower elevations. There is a rough correlation with seagrass die-offs suggesting possible correlation to high salinities. Changes in precipitation and runoff are the most important factors concerning mangrove survival. In addition to changes in mangrove ecosystems due to climatic factors, mangrove forests along the shores of Biscayne Bay were destroyed beginning in the 1910s as the result of urbanization, including the construction of the drainage canal system, which altered the hydrology of the Bay area.

Up until the 1940s, the Biscayne Bay sponge fishery was one of the most valuable fisheries in Florida. A combination of disease, heavy harvesting, and the introduction of synthetic sponges has reduced the industry to a small fraction of its former importance. Currently, highest sponge densities occur in Biscayne Bay in hard bottom areas with moderate currents, constant salinity, low sedimentation, shallow, coarse sediments and sparse vegetation. The highest densities are in a north-south cluster in Central Bay. Biscayne Bay was closed to commercial sponging in 1991. Biscayne Bay to is an important refuge for juvenile spiny lobster (Panulirus argus) and a large portion of the Bay is designated as a Lobster Sanctuary.

Many species of birds are found in Biscayne Bay, some are permanent residents while others use the Bay as a resting area during migration. Major bird rookeries include Bird Key, Chicken Key, Biscayne National Park, Key Biscayne, Virginia Key, and the mangrove islands in North Bay.

Crocodiles are an endangered species throughout their range in South Florida which includes Biscayne Bay, Card Sound and Barnes Sound. The population represents a large part of the breeding individuals in the US. Nesting sites in Miami Beach and the upper Florida Keys have been lost to development, although the loss has been compensated by the creation of artificial nesting sites on spoil banks along the cooling canals of southern Biscayne Bay.

The Florida, or West Indian manatee (Trichechus manatus latirostris) is regarded as a regional subspecies. Manatees are herbivores, feeding on aquatic plants, and they require freshwater sources, proximity to channels 3 to 8 feet deep, and access to warm water during the winter. Manatees are found along most of the coast of Florida. During the winter, they migrate to warmer waters and are known to congregate in natural or industrial warm water sources. Concern for the survival of the manatee in Florida was recognized as early as the 1700’s when the English Crown established all of Florida as a manatee refuge. By 1893, the State of Florida passed laws prohibiting the capture or killing of a manatee without a permit. The manatee was listed an endangered species in 1967 and thus came under the protection of the Endangered Species Preservation Act of 1966. A series of subsequent legislative actions to protect endangered species, including the manatee, took place and by the 1970s US Fish and Wildlife Service organized a Recovery Team to prepare an overall recovery plan for manatee. Central to conservation efforts has been the successful marketing of the manatee image to the extent that they evoke sympathy and support from the legislators, the media and the public. Manatees continue to suffer a high degree of human induced mortality and injury, usually the result of wounds caused by boat propellers. Biscayne Bay is a Federally Designated Critical Habitat for the Florida manatee, with a winter population of 80 to 100. More than 80 mortalities in Dade County between 1974 and 1993 were caused by human activities.

Restoration, Mitigation, and Management Efforts

Since the 1940’s, a significant amount of Federal Legislation has been passed to protect the environment, with many affecting in some way the Biscayne Bay area. This legislation includes:

The Federal Water Pollution Control Act (FWPCA), originally enacted on June 30, 1948 (Publication 845, 62 Stat. 1155).
The Clean Air Act (CAA), also called the Air Pollution Control Act (Public Law 159, 69 Stat. 322), originally enacted on July 14, 1955.
The Toxic Substances Control Act (TSCA) (Public Law 94-469, 90 Stat. 2003), originally enacted on October 11, 1978.
The Federal Insecticide, Fungicide and Rodenticide Act (FIFRA) 1947 (Public Law 102, 61 Stat. 163), originally enacted on June 25,.
The Resource Conservation and Recovery Act of 1976 (RCRA) (Public Law 94-580, 90 Stat. 2795), also known as the Solid Waste Disposal Act, enacted on October 21, 1976.
The Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) (Public Law 96-510, 94 Stat. 2767), also known as the Superfund Act, enacted on December 11,1980.
The Emergency Planning and Community Right-to-Know Act of 1986 (EPCRKA).
The Endangered Species Act (ESA) (Public Law 93-205, 87 Stat. 884), approved on December 28, 1973.
The National Marine Sanctuaries Act (Public Law 95-532, Title III, 86 Stat. 1061), approved on October 23, 1972.
The Marine Mammal Protection Act (MMPA) of 1972 (Public Law 92-522, 86 Stat. 1027).
The Federal Coastal Zone Management Act in 1972 (Public Law 92-583, 86 Stat. 1280).
The Magnuson-Stevens Fishery Conservation and Management Act of 1976 (Public Law 94- 265, 90 Stat. 331).
The Fish and Wildlife Coordination Act (FWCA) was enacted on March 10, 1934 (Public Law 121, 48 Stat. 401).
Bans on leaded gasoline, DDT, polychlorinated biphenyls and other toxic substances have been important as well (Cantillo et. al., 2000).

There have been extensive restoration efforts in the Bay, including clearing of exotic vegetation, dumped spoil, solid waste, and mitigation of mangrove and seagrass areas. Florida is the leading state in number of artificial reefs. The first artificial reef permit on file is dated 1918. There are seven artificial reefs located within Biscayne Bay:

Seagrass Restoration in the deep dredge holes in 2014/2015/2016
Pelican Harbor Reef, created in 1979, consisting of concrete culverts.
Julia Tuttle Artificial Reef, created in 1982, consisting of 133 autos, 12 vessels, 27 tanks, and 2540 tons of concrete, plus the new reef balls installed in 2014.
North Bayshore Park Reef, created 1982, consisting of concrete rubble and pipe.
Mercy Hospital Reef, created in 1984, consisting of concrete rubble, bicycle racks, vessels, and habitats.
Rickenbacker Causeway Reef, created in 1986, consisting of concrete piles and limestone boulders.
San Souci Reef, created in 1991, consisting of 3611 tons of limerock boulders.
Brickell Area Reef, created in 1991, consisting of 3370 tons of limerock boulders.

There are five parks/reserves located in and around Biscayne Bay as well. They are:

Biscayne National Park, established in 1968, encompasses most of the southern Bay.
The Bill Baggs Cape Florida State Recreation Area, located on the southern portion of Key Biscayne.
Crandon Park opened in 1948 and is located on the northeastern shore of Key Biscayne.
Matheson Hammock Park was acquired in 1930, and is a man-made atoll pool.
The Deering Estate and Vizcaya were purchased by the state and county in 1985.

Recommendations for Biscayne Bay:

Increase groundwater flow and control large freshwater influx events by retention of stormwater runoff, impervious surface reduction, management of water releases through the canal system.
Monitor water quality parameters and enforce penalties for violation.
Upgrade existing stormwater system with pollution control devices, then actively maintain the system to ensure efficiency and effectiveness.
Use best management practices to reduce pollution from agricultural runoff.
Remediate contaminated areas such as landfills through relocating or relining.
Dredge or in some way remove contaminated sediments from the Bay bottom and contaminated tributaries such as the Miami River.
Enforce penalties for waste dumping and sanitary discharges.
Fill deep borrow pits to reduce turbidity issues and promote the recolonization of seagrasses in the Bay.
Continue to preserve, protect, and mitigate mangrove, shoreline and wetland communities. Continue to remove and control exotic animals and vegetation.
Promote and provide educational programs about environmental concerns, and small boat handling and safety.
Continue to acquire and protect sensitive lands that are in direct proximity or directly impact the Bay, and enforce zoning regulations of other lands in the Bay area.
Continuation of monitoring of floral and faunal populations in the Bay, and strict enforcement of regulations designed to protect those resources.

Here’s a list of 184 things that Miami Beach Realtors do in most transactions.

Pre-Listing Activities
1. Make appointment with the seller for a listing presentation.
2. Send a written or e-mail confirmation of appointment and call to confirm.
3. Review appointment questions.
4. Research all comparable currently listed properties.
5. Research sales activity for past 18 months from MLS and public databases.
6. Research “average days on market” for properties similar in type, price and location.
7. Download and review property tax roll information.
8. Prepare “comparable market analysis” (CMA) to establish market value.
9. Obtain copy of subdivision plat/complex layout.
10. Research property’s ownership and deed type.
11. Research property’s public record information for lot size and dimensions.
12. Verify legal description.
13. Research property’s land use coding and deed restrictions.
14. Research property’s current use and zoning.
15. Verify legal names of owner(s) in county’s public property records.
16. Prepare listing presentation package with above materials.
17. Perform exterior “curb appeal assessment” of subject property.
18. Compile and assemble formal file on property.
19. Confirm current public schools and explain their impact on market value.
20. Review listing appointment checklist to ensure completion of all tasks.

Listing Appointment Presentation
21. Give seller an overview of current market conditions and projections.
22. Review agent and company credentials and accomplishments.
23. Present company’s profile and position or “niche” in the marketplace.
24. Present COmparative Market Analysis results.
25. Offer professional pricing strategy based and interpretation of current market conditions.
26. Discuss goals to market effectively.
27. Explain market power and benefits of multiple listing service.
28. Explain market power of Web marketing, IDX and REALTOR.com.
29. Explain the work the broker and agent do “behind the scenes” and agent’s availability on weekends.
30. Explain agent’s role in screening qualified buyers to protect against curiosity seekers.
31. Present and discuss strategic master marketing plan.
32. Explain different agency relationships and determine seller’s preference.
33. Review all clauses in listing contract and obtain seller’s signature.

After Listing Agreement is Signed
34. Review current title information.
35. Measure overall and heated square footage.
36. Measure interior room sizes.
37. Confirm lot size via owner’s copy of certified survey, if available.
38. Note any and all unrecorded property lines, agreements, easements.
39. Obtain house plans, if applicable and available.
40. Review house plans, make copy.
41. Order plat map for retention in property’s listing file.
42. Prepare showing instructions for buyers’ agents and agree on showing time with seller.
43. Obtain current mortgage loan(s) information: companies and account numbers.
44. Verify current loan information with lender(s).
45. Check assumability of loan(s) and any special requirements.
46. Discuss possible buyer financing alternatives and options with seller.
47. Review current appraisal if available.
48. Identify Home Owner Association manager is applicable.
49. Verify Home Owner Association fees with manager–mandatory or optional and current annual fee.
50. Order copy of Homeowner Association bylaws, if applicable.
51. Research electricity availability and supplier’s name and phone number.
52. Calculate average utility usage from last 12 months of bills.
53. Research and verify city sewer/septic tank system.
54. Calculate average water system fees or rates from last 12 months of bills.
55. Or confirm well status, depth and output from Well Report.
56. Research/verify natural gas availability, supplier’s name and phone number.
57. Verify security system, term of service and whether owned or leased.
58. Verify if seller has transferable Termite Bond.
59. Ascertain need for lead-based paint disclosure.
60. Prepare detailed list of property amenities and assess the market impact.
61. Prepare detailed list of property’s “Inclusions & Conveyances with Sale.”
62. Complete list of completed repairs and maintenance items.
63. Send “Vacancy Checklist” to seller if property is vacant.
64. Explain benefits of Home Owner Warranty to seller.
65. Assist sellers with completion and submission of Homeowner Warranty application.
66. When received, place Home Owner Warranty in property file for conveyance at time of sale.
67. Have extra key made for lockbox.
68. Verify if property has rental units involved. And if so:
69. Make copies of all leases for retention in listing file.
70. Verify all rents and deposits.
71. Inform tenants of listing and discuss how showings will be handled.
72. Arrange for yard sign installation.
73. Assist seller with completion of Seller’s Disclosure form.
74. Complete “new listing checklist.”
75. Review results of Curb Appeal Assessment with seller and suggest improvements for salability.
76. Review results of Interior Decor Assessment and suggest changes to shorten time on market.
77. Load listing time into transaction management software.

Entering Property in MLS Database
78. Prepare MLS Profile Sheet–agent is responsible for “quality control” and accuracy of listing data.
79. Enter property data from Profile Sheet into MLS listing database.
80. Proofread MLS database listing for accuracy, including property placement in mapping function.
81. Add property to company’s Active Listings.
82. Provide seller with signed copies of Listing Agreement and MLS Profile Data Form within 48 hours.
83. Take more photos for upload into MLS and use in flyers. Discuss efficacy of panoramic photography.

Marketing the Listing

84. Create print and Internet ads with seller’s input.
85. Coordinate showings with owners, tenants and other agents. Return all calls–weekends included.
86. Install electronic lockbox. Program with agreed-upon showing time windows.
87. Prepare mailing and contact list.
88. Generate mail-merge letters to contact list.
89. Order “Just Listed” labels and reports.
90. Prepare flyers and feedback forms.
91. Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability.
92. Prepare property marketing brochure for seller’s review.
93. Arrange for printing or copying of supply of marketing brochures or flyers.
94. Place marketing brochures in all company agent mailboxes.
95. Upload listing to company and agent Internet sites, if applicable.
96. Mail “Just Listed” notice to all neighborhood residents.
97. Advise Network Referral Program of listing.
98. Provide marketing data to buyers from international relocation networks.
99. Provide marketing data to buyers coming from referral network.
100. Provide “Special Feature” cards form marketing, if applicable/
101. Submit ads to company’s participating Internet real estate sites.
102. Convey price changes promptly to all Internet groups.
103. Reprint/supply brochures promptly as needed.
104. Review and update loan information in MLS as required.
105. Send feedback emails/faxes to buyers’ agents after showings.
106. Review weekly Market Study.
107. Discuss feedback from showing agents with seller to determine if changes will accelerate the sale.
108. Place regular weekly update calls to seller to discuss marketing and pricing.
109. Promptly enter price changes in MLS listings database.

The Offer and the Contract

110. Receive and review all Offer to Purchase contracts submitted by buyers or buyers’ agents.
111. Evaluate offer(s) and prepare “net sheet” on each for owner to compare.
112. Counsel seller on offers. Explain merits and weakness of each component of each offer.
113. Contact buyers’ agents to review buyer’s qualifications and discuss offer.
114. Fax/deliver Seller’s Disclosure to buyer’s agent or buyer upon request and prior to offer if possible.
115. Confirm buyer is prequalified by calling loan officer.
116. Obtain pre-qualification letter on buyer from loan officer.
117. Negotiate all offers on seller’s behalf, setting time limit for loan approval and closing date.
118. Prepare and convey any counteroffers, acceptance or amendments to buyer’s agent.
119. Fax copies of contract and all addendums to closing attorney or title company.
120. When Offer-to-Purchase contract is accepted and signed by seller, deliver to buyer’s agent.
121. Record and promptly deposit buyer’s money into escrow account.
122. Disseminate “Under-Contract Showing Restrictions” as seller requests.
123. Deliver copies of fully signed Offer to Purchase contract to sellers.
124. Fax/deliver copies of Offer to Purchase contract to selling agent.
125. Fax copies of Offer to Purchase contract to lender.
126. Provide copies of signed Offer to Purchase contract for office file.
127. Advise seller in handling additional offers to purchase submitted between contract and closing.
128. Change MLS status to “Sale Pending.”
129. Update transaction management program to show “Sale Pending.”
130. Review buyer’s credit report results–Advise seller of worst and best case scenarios.
131. Provide credit report information to seller if property is to be seller-financed.
132. Assist buyer with obtaining financing and follow-up as necessary.
133. Coordinate with lender on discount points being locked in with dates.
134. Deliver unrecorded property information to buyer.
135. Order septic inspection, if applicable.
136. Receive and review septic system report and access any impact on sale.
137. Deliver copy of septic system inspection report to lender and buyer.
138. Deliver well flow test report copies to lender, buyer and listing file.
139. Verify termite inspection ordered.
140. Verify mold inspection ordered, if required.

Tracking the Loan Process
141. Confirm return of verifications of deposit and buyer’s employment.
142. Follow loan processing through to the underwriter.
143. Add lender and other vendors to transaction management program so agents, buyer and seller can track progress of sale.
144. Contact lender weekly to ensure processing is on track.
145. Relay final approval of buyer’s loan application to seller.

Home Inspection
146. Coordinate buyer’s professional home inspection with seller.
147. Review home inspector’s report.
148. Enter completion into transaction management tracking software program.
149. Explain seller’s responsibilities of loan limits and interpret any clauses in the contract.
150. Ensure seller’s compliance with home inspection clause requirements.
151. Assist seller with identifying and negotiating with trustworthy contractors for required repairs.
152. Negotiate payment and oversee completion of all required repairs on seller’s behalf, if needed.

The Appraisal
153. Schedule appraisal.
154. Provide comparable sales used in market pricing to appraiser.
155. Follow up on appraisal.
156. Enter completion into transaction management program.
157. Assist seller in questioning appraisal report if it seems too low.

Closing Preparations and Duties
158. Make sure contract is signed by all parties.
159. Coordinate closing process with buyer’s agent and lender.
160. Update closing forms and files.
161. Ensure all parties have all forms and information needed to close the sale.
162. Select location for closing.
163. Confirm closing date and time and notify all parties.
164. Solve any title problems (boundary disputes, easements, etc.) or in obtaining death certificates.
165. Work with buyer’s agent in scheduling and conducting buyer’s final walk-through prior to closing.
166. Research all tax, HOA, utility and other applicable prorations.
167. Request final closing figures from closing agent (attorney or title company).
168. Receive and carefully review closing figures to ensure accuracy.
169. Forward verified closing figures to buyer’s agent.
170. Request copy of closing documents from closing agent.
171. Confirm the buyer and buyer’s agent received title insurance commitment.
172. Provide “Home Owners Warranty” for availability at closing.
173. Review all closing documents carefully for errors.
174. Forward closing documents to absentee seller as requested.
175. Review documents with closing agent (attorney).
176. Provide earnest money deposit from escrow account to closing agent.
177. Coordinate closing with seller’s next purchase, resolving timing issues.
178. Have a “no surprises” closing so that seller receives a net proceeds check at closing.
179. Refer sellers to one of the best agents at their destination, if applicable.
180. Change MLS status to Sold. Enter sale date, price, selling broker and agent’s ID numbers, etc.
181. Close out listing in transaction management program.

Follow Up After Closing
182. Answer questions about filing claims with Home Owner Warranty company, if requested.
183. Attempt to clarify and resolve any repair conflicts if buyer is dissatisfied.
184. Respond to any follow-up calls and provide any additional information required from office files.

Called ‘The Beach House’, 222 Ocean Drive is the only single family home that exists on world-famous Ocean Drive in South Beach…and it’s not only on Ocean Drive, but it’s also in the amazing ‘South of Fifth’ neighborhood, my favorite neighborhood in Miami Beach. There is literally nothing like this home, anywhere. It’s DIRECTLY across the street from the Atlantic Ocean and it’s hidden in plain sight in the epicenter of one of the most famous streets in North America. 222 Ocean Drive is literally steps away from the best restaurants in Miami and one of the best beaches in the World.  The home is currently owned by Shareef Malnik, owner of ‘The Forge’ restaurant in Miami Beach.

222 Ocean Drive has 7,050 SF of pristine living space, and easily bests the style of Calvin Klein’s Miami Beach house that I wrote about a few months ago. The Beach House was originally constructed in 1930, and was totally renovated in 2014 by Briggs Edward Solomon. Briggs Edward Solomon specializes in calm, earthy, organic design, which my readers are probably aware, is one of my favorite design styles. The craziness of South Beach can only be tamed with an interior design style such as this. We all want a zen-like retreat to escape the South Beach lifestyle!

222 Ocean Drive has 4 bedrooms, 6 bathrooms, a beautiful minimalist fireplace, a 2 car garage, walk-in wine vault, a home theatre, a private pool on the roof, a sun deck, a summer kitchen, and some architecturally stunning features such as the central staircase (see photos below!). The flooring is 11″ Wide Oscar Ono rustic wood planks throughout the home. The kitchen features Miele, Subzero and Viking appliances with white quartz counters. The entire home is automated with touchpad controls by Crestron.

‘The Beach House’ 222 Ocean Drive, Miami Beach, FL 33139 Details:

Bedrooms: 4
Bathrooms: 4 Full Bathrooms and 2 Half Bathrooms
Interior SF: 7,056 Square Feet
Total SF: 7,707 Square Feet
Lot Size: 5,750 Square Feet

Indoor Flooring:

• Oscar Ono engineered wood flooring – 11” wide, all white

Outdoor Flooring:

• Oscar Ono solid wood decking – 4” wide, Chene Oak

Landscaping/ Outdoor Space:

• Design and installation by Lance Allan Tinkler
• Artificial Topiaries by Majectic Gardens
• Entertain South Beach Style on your Private Rooftop Deck with dark bottom Pool including swim against jets for cardio fitness as well as a rooftop Cabana Bathroom.
• Summer Kitchen includes a Gas Grill, Refrigerator, Ice Maker and Prep Sink all wrapped in Brazilian Ipe Wood and Polished Concrete for easy outdoor maintenance.

Window Treatments:

• Manufactured & installed by Instyle Window Décor Fabrics by Arabel Fabric

Living Room:

• Structural, rare poured concrete column designed by BES
• Lots of Natural Light with soaring 20 foot high LOFT ceilings in Living Room Area.

Dining Room:

• Formal Dining area for 12 features the Custom Backlit Wine Cellar coupled by a sitting area with charming Fireplace and TV.

Spiral Staircase:

• Dramatic White Drywall Spiral Staircase designed by BES; reminiscent of New York’s Guggenheim Museum’s ultra-contemporary Stairway.
• Lighting & installation from Flos

Sitting Area:

• Fireplace by Spark Modern Fires

Wine Cellar:

• Custom wine cellar by Wine Cellar International LLC.
• Custom iron doors by High Tech Access Corp.

Kitchen:

• Custom Eat-in Kitchen with giant entertaining Island suited for 6 to dine.
• Equipped with gas Viking Chef’s Stove, Miele and SubZero appliances and walk-in pantry.
• Millwork by Unique Designs
• Fittings & backsplash by Waterworks
• White quartz countertops by Opustone

Bar:

• Appliances by SubZero
• Millworks by Unique Designs
• St. Tropez stone by Opustone
• Fittings by Waterworks
• Wood slatted wall designed by BES

Media Room:

• AV by Visual Acoustics
• Cabana Style cozy Theatre featuring a drop down screen, Epson Projector and dynamic Surround Sound.
• Adjacent Entertaining Bar for immediate pleasures while viewing movies or sports.

Powder Bath:

• Fittings & furniture by Waterworks
• Wood paneling by Unique Designs
• Duravit Toilets

Laundry Room:

• Washer/Dryer by GE
• Millwork by Unique Designs
• White quartz countertop by Opustone

Closets:

• Closet design & installation by Closets Etc.
• Spinneybeck leather pulls

Garage:

• Private two-car garage plus extra storage and service corridor.
• Storage by Closets Etc.

Master Bedroom:

• Motorized Window Treatments by Visual Acoustics
• Automatic retractable TV below bed by Activated Designs

Master Bath:

• Fittings by Waterworks
• White quartz flooring and countertop by Opustone
• Millwork by Unique Designs

Guest Bathrooms:

• Fittings and shower tile by Waterworks
• Porcelain flooring by Ceramic Matrix
• Vanities by La Cava
• Sconces by Nemo Lighting
• Medicine cabinets by Robern
• Glass enclosures by Prime Showers

Third Floor Terrace:

• Appliances by SubZero and Wolf
• Millworks by Unique Designs

Security

• Walled and gated for privacy with 8 perimeter cameras.

Floor plans:

Second Floor of 222 Ocean Drive

First Floor of 222 Ocean Drive

Miami Beach Single Family Homes For Sale:

If you, or anyone you know would like assistance with buying ‘The Beach House’ at 222 Ocean Drive, Contact Stavros Mitchelides, Miami Beach Luxury Realtor to chat about your needs, or if you’re ready to begin looking for your new Miami home, start your Miami real estate search now!

Phil Collins’ Miami Beach Mansion is one of the most beautiful 1920s homes in Miami Beach. Phil Collins bought this stunning, classic Miami Beach home for $33 million in June of 2015. Phil Collins’ Miami Beach Mansion has 200 feet of clear waterfront on Biscayne Bay and a beautiful view of the Miami skyline. The Mediterranean-style home, built-in the late 1920’s, has 12,100 square feet of living space with 7 bedrooms. The master bedroom alone measures 1,000 square feet. Phil Collins’ Miami Beach Mansion has an elevator and an interior courtyard with a 6,000 gallon koi pond. This beautiful home located at 5800 N Bay Road in Miami Beach also has a 60-foot long swimming pool and spa tub, a coral stone deck, and a cabana with an outdoor kitchen. The property also has a dock with room for several large boats.

5800 North Bay Road Property Facts:

Beds: 7
House Size: 12,153 Sq Ft
Neighborhood: La Gorce – Miami Beach,FL
Baths: 8 Full, 3 Half
Lot Size: 1.21 Acres
Price/sq ft: $2,715
Year Built: 1929
Style: Two Story, Mediterranean
Garage: 3 car

North Bay Road Homes For Sale:

If you, or anyone you know would like assistance with buying a home in Miami Beach, Contact Stavros Mitchelides, Miami Beach Realtor to chat about your needs; or if you’re ready to begin looking for your new Miami home, start your Miami real estate search now!

One of my absolute favorite places in all of South Florida is the neighborhood of Wynwood Miami. It’s the global epicenter of street art and contains some of the most stunning art and graffiti ever produced. I always take my friends and family to see Wynwood when they come to visit Miami. For the past few years, it’s been one of the top things to do in Miami whether you live here or are just visiting. The art is absolutely astonishing, the events are fun, and the whole scene in Wynwood is constantly changing, developing, and improving. And now, after years of transformation, Wynwood Miami has been officially named one of America’s Greatest Places by the American Planning Association!

The American Planning Association is a non-profit educational organization that provides leadership in the development of vital communities around the country. Every year, the American Planning Association announces their list of 15 ‘Great Places in America’, which is composed of ‘Great Neighborhoods’, ‘Great Streets’, and ‘Great Public Spaces’. For 2015 the APA chose 4 Great Neighborhoods, 5 Great Streets, and 6 Great Public Spaces. Our beloved Wynwood Miami neighborhood was selected as one of the 4 best neighborhoods in the United States. The APA chooses special places in the United States that demonstrate “exceptional planning, exceptional character, and exceptional quality. Great Places are selected once per year and represent the gold standard in terms of having community involvement, a true sense of place, a vision for the future, and strong historical and cultural interest.”

One of my favorite art pieces in Wynwood Miami

“Wynwood Miami, is a neighborhood on a meteoric rise. Through public participation and good planning, Wynwood has rapidly transformed from an area of neglect to a bustling, mixed-use, art and innovation mecca.” – The American Planning Association

You can read more about the changes in Wynwood and the rest of the APA’s words on their Wynwood Miami page.

The Street Art of Wynwood, Miami – My Inspiration for this post.

For more photos of the stunning street art in Wynwood, check out my ‘Street Art & Graffiti of Wynwood Miami‘ photo album. I add new photos every few months as new art is added to the neighborhood.

If you’re a fan of graffiti and street art, you might like my earlier post about integrating graffiti into interior design.

Congratulations Wynwood, you deserved this accolade!

Miami’s MiMo neighborhood will soon have its first major condo project in years, as the 01 MiMo building has officially launched sales today with sales handled by our firm, Westside Estate Agency.

The MiMo neighborhood (‘Miami Modernist’ architecture or MiMo, is a style of architecture that developed during the post-war period) is located in the upper East side of Miami and has many historic hotels, single-family homes, and single-story retail properties. Most of the recent residential projects in the MiMo neighborhood are tiny in comparison to 01 MiMo Condominiums. 01 MiMo is located just minutes away from Downtown Miami, Miami International Airport, Port Miami, Miami Yacht Marina, The Design District, Midtown and of course, Miami Beach.

Vitrium Capital, and Argentine developer, is building 68 total condominium units (34 one bedroom, 18 two bedroom and 16 three bedroom units) and 2,324 square feet of retail space in the brand new 01 MiMo Condominiums building at 6443 Biscayne Boulevard. 01 MiMo will have two and three bedroom condos plus five two-story town houses. 01 MiMo will have a rooftop pool, a bamboo garden, a gym and a parking garage. 01 MiMo condos offer views of Legion Park & water views of Biscayne Bay to the East. Prices at 01 MiMo start around $307k and go to just below $800k. The prices at 01 MiMo are significantly cheaper than the downtown Miami, Brickell and Edgewater neighborhoods; so sales should be brisk; don’t hesitate if you’re looking for new construction at a reasonable price!

Vitrium Capital plans to complete 01 MiMo in late 2017, and sales are now open through us, Westside Estate Agency, so feel free to Contact Stavros Mitchelides at Westside Estate Agency for more information on 01 MiMo, or to reserve your unit today!

01 Mimo Condominium Prices:

1 Bedrooms ranging from $307,700 to $450,900

2 Bedrooms ranging from $395,910 to $728,740

3 Bedrooms ranging from $477,000 to $798,875

01 Mimo Currently Available Units:

01 Mimo Brochure & Floor Plans:

01 MiMo Miami Brochure & Floor Plans (PDF)

01 Mimo Floor Plan Renderings:

01 Mimo Location:
If you, or anyone you know would like assistance with buying a luxury residence at 01 MiMo Condominiums, please feel free to Contact Stavros Mitchelides at Westside Estate Agency Miami to chat about your needs, or if you are ready to begin looking for your new Miami condominium, start your Miami real estate search now!

Calvin Klein’s Miami Beach Home at 4452 North Bay Road in Miami Beach Florida has been listed for sale. This is definitely one of my top ten favorite homes in Miami Beach. This absolutely breathtaking private waterfront sanctuary has a dock and an infinity pool with 113 feet of wide-open Biscayne Bay views. This 5,802 square foot home has multiple landscaped outdoor living & dining areas that increase the overall living space to 7,966 sq. ft. on a 16,709 sq. ft. lot.

Calvin Klein’s Miami Beach Home is by far one of the most zen, relaxing environments that I’ve ever seen. Every room in this home exudes an earthy, calming emotion that I’ve really never come across in any other homes in Miami Beach. The designer is Axel Vervoordt. Axel Vervoordt designs using the concept of Wabi. Developed in the twelfth century, Wabi advocates simplicity and humility; the rejection of anything that is superfluous. He is inspired by natural materials and time-worn objects.

Calvin Klein’s Miami Beach Home can be yours for $15,000,000.

Bedrooms: 5
Full Bathrooms: 5
Half Bathrooms: 2
Interior Area: 5,802 s.f.
Built: 1929
Taxes: $103,279
MLS ID: A2123175
Listing Courtesy of Douglas Elliman

4452 North Bay Road, Miami Beach, FL 33140 Map:

North Bay Road Homes For Sale:

As a homeowner, how prepared are you for potential hazards that can dramatically affect your quality of life?

Here in Miami Beach, tidal flooding, fires, hurricanes, mold, and other dangers can cause extensive damage to your property, can cause major health issues, and can turn into huge expenses (and headaches!). Every homeowner should be making every attempt to mitigate the effects of these hazards before they occur.

Mitigation is the effort to reduce losses and damage to property by lessening the impact of disasters in advance of them happening. Mitigation is taking action now, before the next disaster, to reduce the consequences later (analyzing the risks, reducing the risks, insuring against risks). Effective mitigation requires that each of us understands the local risks, addresses the choices, and invests in long-term community well-being. Without everyone applying proper mitigation actions, we all jeopardize our safety, financial security and self-reliance.

The Miami Beach Department of Emergency Management is developing various plans to make Miami Beach a safer community that can recover quickly and experience lower financial impacts in a time of crisis. In 2015, the Miami Beach Department of Emergency Management will continue to develop training, planning and exercises that focus on protection for all residents of Miami Beach. This will be achieved through volunteer involvement, new public-private partnership initiatives, and city-wide disaster drills and exercises.

What should you do to protect your home and your health?

INSURANCE:
Because Miami Beach is a coastal area and is very vulnerable to a variety of hazards including major windstorms and flooding, you should make sure that you have proper insurance coverage for your home.

ROOF:
Make sure that your roof meets current building codes. If you have any leaks in your roof, patch them immediately and make sure that all roof tiles or shingles are secured correctly. Check to make sure that your roof is secured with hurricane straps. If you’d like a recommendation on reliable contractors in Miami, please contact Stavros.

WINDOWS:
Replace outdated windows with current hurricane impact resistant windows. If you do not have impact resistant windows, make sure that you have hurricane shutters installed. If you’d like a recommendation on reliable window companies in South Florida, please contact Stavros.

AWNINGS:
Make sure that your awnings are made of aluminum, and that they meet current building codes. When preparing for a storm, make sure that you always remove the fabric from the frames of the awnings.

DOORS:
Replace outdated glass doors with current hurricane impact resistant doors. If you do not have impact resistant doors, make sure that you have hurricane shutters installed. Your entry doors need to have a minimum of 3 hinges.  If you have garage doors, make sure that they have hurricane shutters as they are highly susceptible to wind damage. If you’d like a recommendation on reliable window companies in Florida, please contact Stavros.

ELECTRICAL SHOCK/FIRE:
Make sure that your outlets are GFCI (The ground-fault circuit interrupter, or GFCI, is a fast-acting circuit breaker designed to shut off electric power in the event of a ground-fault within as little as 1/40 of a second.). Replace any outdated or faulty wiring and recycle any old appliances that could be a fire hazard.

GENERATORS:
Consider installing a whole-house standby generator that keeps your power on during an outage. They are installed outside your home like an AC unit and come on automatically, whether you’re home or away. Whole-house standby generators run on propane or natural gas, so there’s no refueling.

LEAD:
If your home was built before 1978, you should buy a lead testing kit to ensure that your paint does not contain lead. Lead can cause severe health effects and even death.  You can learn more about lead paint on the Housing & Urban Development website.

RADON:
Radon is a naturally occurring radioactive gas that can seep up from the ground into your home. Radon is the second leading cause of lung cancer. You should buy a radon testing kit to ensure that your home does not have high levels of this deadly gas, and hire a professional contractor if radon is detected.

CARBON MONOXIDE:
Carbon monoxide is a colorless, odorless gas that is undetectable without a testing kit, or a CO2 detector. You should have CO2 detectors permanently installed in your home within 10 feet of every single bedroom. All CO2 detectors must be replaced every 3-5 years, do not forget!

MOLD:
Mold can occur inside your home after flooding, or anywhere that excess moisture is present such as a leaky pipe.  Always keep the humidity in your Florida homes as low as possible. Should you discover mold inside or outside your home, DO NOT use bleach, it’s TOXIC.

I’m a huge fan of museums and history, and am pretty excited that throughout the entire month of May, we can take advantage of some amazing special deals at Miami’s best museums!

The offers for Miami Museum Month range from ‘Buy One, Get One Free Admission’ to ‘Join One Museum, See Them All’ to other special offers at participating museums! There is definitely something for everyone at Miami’s museums, and there are definitely some museums on this list that you haven’t yet visited, so this is a great excuse to get out there and experience them!

This is an incredible opportunity to museum hop and experience Greater Miami’s uniquely diverse cultural scene. Don’t miss out!

Participating Miami Museum Month locations:

ANCIENT SPANISH MONASTERY

North Miami Beach Area

16711 W. DIXIE HIGHWAY
NORTH MIAMI BEACH 33160

305-945-1461

BAKEHOUSE ART COMPLEX

Wynwood Area

561 NW 32ND ST.
MIAMI 33127

305-576-2828

BASS MUSEUM OF ART

Miami Beach – Art Deco District/South Beach

2100 COLLINS AVE.
MIAMI BEACH 33139

305-673-7530

BLACK POLICE PRECINCT AND COURTHOUSE MUSEUM

Downtown Miami Area

480 NW 11TH ST.
MIAMI 33136

305-329-2513

CORAL GABLES MUSEUM

Coral Gables

285 ARAGON AVE.
CORAL GABLES 33134

305-603-8067

GOLD COAST RAILROAD MUSEUM

Kendall Area

ZOO MIAMI ENTRANCE
MIAMI 33177

305-253-0063

HAITIAN HERITAGE MUSEUM

Little Haiti

4141 NE 2ND AVE.
MIAMI 33137

305-371-5988

HISTORYMIAMI

Downtown Miami Area

101 W. FLAGLER ST.
MIAMI 33130

305-375-1492

HOLOCAUST MEMORIAL

Miami Beach – Art Deco District/South Beach

1933-1945 MERIDIAN AVE.
MIAMI BEACH 33139

305-538-1663

JEWISH MUSEUM OF FLORIDA-FIU

Miami Beach – Art Deco District/South Beach

301 WASHINGTON AVE.
MIAMI BEACH 33139

305-672-5044

LOWE ART MUSEUM

Coral Gables

UNIVERSITY OF MIAMI
CORAL GABLES 33146

305-284-3535

MDC MUSEUM OF ART + DESIGN

Downtown Miami Area

FREEDOM TOWER AT MIAMI DADE COLLEGE
MIAMI 33132

305-237-7700

MIAMI AUTO MUSEUM AT THE DEZER COLLECTION

North Miami Area

2000 NE 146TH ST.
NORTH MIAMI 33181

305-354-7680

MIAMI CHILDREN’S MUSEUM

Downtown Miami Area

980 MACARTHUR CAUSEWAY
MIAMI 33132

305-373-5437

MUSEUM OF CONTEMPORARY ART

North Miami Area

770 NE 125TH ST.
NORTH MIAMI 33161

305-893-6211

PATRICIA AND PHILLIP FROST MUSEUM OF SCIENCE

Coconut Grove

3280 S. MIAMI AVE.
MIAMI 33129

305-646-4200

PEREZ ART MUSEUM MIAMI

Downtown Miami Area

MUSEUM PARK
MIAMI 33132

305-375-3000

THE WOLFSONIAN-FLORIDA INTERNATIONAL UNIVERSITY

Miami Beach – Art Deco District/South Beach

1001 WASHINGTON AVE.
MIAMI BEACH 33139

305-531-1001

VIZCAYA MUSEUM & GARDENS

Coconut Grove

3251 S. MIAMI AVE.
MIAMI 33129

305-250-9133

WINGS OVER MIAMI AIR MUSEUM

Kendall Area

14710 SW 128TH ST.
MIAMI 33196

305-233-5197

HISTORIC OLD TOWN HALL MUSEUM

Homestead/Florida City Area

41 N. KROME AVE.
HOMESTEAD 33030
305-242-4463

*Coupon required to take advantage of Miami Museum Month offers. Please check individual participating museum pages to download your coupon and for details on each museum offer.