Searching for Miami real estate listings using online syndicated sites is a great way to start looking at properties to get an idea for what you can get for your money. But when you are really closed of start priviewng the properties, I wouldn’t rely on this method 100%.
First, I need to explain how everything works. When I take a new listing for a seller, I enter it into our MLS database. If I have buyers (or other agents have buyers) set up on the MLS automatic updates directly from our MLS database, those buyers who are looking for a property that is similar to the property I am adding to the MLS, will be be notified of the new listing as soon as it hits the market (or how they want to be notified, our buyers are immediately).
From there the listing gets syndicated to other online real estate related sites. Sometimes these sites can take some time to update (I have even heard anywhere from 24 hours plus).
The timing depends on the site.
..but I would say if I have a buyer set up directly inside the MLS, they have a best chance of finding up a good deal as soon as it hits the market versus a buyer just relying on syndicated site listing updates.
Also, there is something to be said for the outdated listings and the properties already under contract not yet updated and sitting in our database. Of course this starts directly from inside our MLS and agents not updating their own listings (which is another story) but imagine with a third party involved and the time delay, the inaccuracies that happens. Short sales are known for being listed as active lisitngs for a long time when in fact they are already under contract and since it can take days for some of the sites to syndicate back and forth to each other, timing and “real” market knowledge is not always as accurate as using a real person.
We always set up our buyers inside the MLS on automatic updates and they get updates as soon as a listing hits the market. They are also set up to be notified when a property goes under contract, new pictures are added or the property is sold, any kind of activity.
Plus if we are actively working with a buyer, we have our finger on the pulse of what they are want and since we do it day in and day out, we know the “real” inventory. By working a niche area, we know the inventory very well. Often I already know if a property is not available and can inform my buyer versus someone not working with a buyer’s agent and keeping the listing in their active inventory.
Now, don’t think that I am saying not to ever use these sites at all…….. rather I think a buyer should “mix it up” a little. However, buyer should be using an experienced buyer’s agent in Miami, otherwise they could be really missing the boat.
Of course you would say that, you are an agent.
Yes, I am. But to me it kind of makes sense. Like the old saying goes, “The early bird catches the worm or the best deal”.
Biscayne Pointis a prime residential Miami Beach neighborhood. It is located just west of the main island of Miami Beach.
Biscayne Pointis made up of three islands and the homes located in this neighborhood are from high end luxury homes averaging lots around 12,000 square feet and to smaller properties averaginglots around 6,000 square feet. Some of the smaller properties could be in the need of renovation.
Homes on Biscayne Point are waterfront and non-waterfront properties.
Biscayne Pointis a great location for boaters in need of docking because many of the properties have docks and access to large waterways. Also it is in the closed proximity to South Beach, Brickell and Downtown Miami.
Bay Harbor Islandsreal estate for sale is a prime neighborhood just off of Miami Beach and is a growing and vibrant community of trendy high end shops, restaurants, schools, businesses and mostly luxury waterfront homes. The island is very private and it is separated from Miami Beach by Biscayne Bay.
Bay Harbor Islandslocation is excellent as it is situated off the hustle and bustle of Miami Beach but is in walking distance to Bal Harbour Shops and quick drives to Aventura, Sunny Isles, South Beach, Surfside and Miami International Airport.
Bay Harbour Islands real estate is one of the most exclusive in Miami Beach. The single-family homes on the island are mostly waterfront properties which is always in demand and it makes perfect real estate for luxury boaters. Also the location is prime because of the close access to the ocean through the Haulover Inlet.
Miami Beach luxury condoslocated on 24th street through 60th street encompass some of the best buildings on Miami Beach which are some of the most popular real estate in Miami Beach real estate market. This neighborhood is a prime neighborhood because it’s a quick cab ride to all of the action in South Beach but in a neighborhood where a more quiet environment is preferred. This is often referred to as Mid Beach and a stretch of this area is called Millionaire’s Row.
If you are thinking about purchasing aMiami Beach luxury condos in this neighborhood, a few of the most important things to think about are:
1. Is the building and the unit oceanfront, canal or street side? For instance the canal properties have amazing evening views from the western part of the buildingsbutthe walk to the beach around the oceanfront buildings can present a small walking challenge if you are not into walking a few blocks to the beach. This will also determine the price of the unit.
2. On the other hand the oceanfront buildings have oceanfront amenities and ocean views during the daybut at night, the views may not be so exciting.
3. There are also a few older buildings in this neighborhood that have had ongoing and ongoing maintenance and assessment issues. It’s really important to know what you are buying and you should definetly purchase in a building that is ran well.
The buildings located on 24th street through 60th street are built with high end, high quality finishes but also the buildings’ amenities can be pretty spectacular and if you are looking at purchasing oceanfront property in Miami Beach and want to explore areas north of South Beach, be sure to put the Millionaire’s row neighborhood on your priority list. Just be sure to do due all of the diligence when researching this mid beach area because although a prime Miami Beach neighborhood, there are pros and cons just like any buying experience.
Below is the List of A Few of My Favorite Miami Beach Luxury Condos 24th Street through 60th Street:
Allison Island is an exclusive gated Miami Beach island located off of Biscayne Bay east of La Gorce Island and south of Normandy Island. . This island is known for its beautiful waterfront homes and high-end luxury condos. Aqua at Allison Island is a famous condo, town home development on the south side of the island.
Allison Islandis well known because of the semi seclusion of the island, excellent security and only few minutes to South Beach, Downtown, Midtown, Brickell and Miami International Airport. It is located just off of 63rd street on Miami Beach and it in close proximity to the restaurants, bar shops and beaches.
Allison Island was envisioned in 1912 when Carl Fisher was developing Miami Beach. He foundAllison Islandand dedicated it to his friend Jim Allison. In 1926 Jim Allison built a luxurious hospital for wealthy Miami Beach home owners. Almost 70 years later, Craig Robins had a new vision and design for Allison Island and with other prominent architects createdAqua on Allison Island. Aqua consists of 3 boutique waterfront condominium midrise and 46 island homes.
Sunset Harbouris an area of Miami Beach that is filled with new and old restaurants, bars and grocery stores. There is also a yacht club, named the Sunset Harbour Yacht Club. If you are not a local Miamian you may miss the Sunset Harbour neighborhood because it is not as popular and as mainstream as some of Miami Beach’s other neighborhoods but Sunset Harbour is a true little neighborhood gem. It’s located on an area of Biscayne Bay and just north of 17th street in South Beach.
TheSunset Harbourarea is now home to popular Pubbelly restaurant, Publix (the best one in my opinion on the beach), Fresh Market, Burgers and Beer, Sardina and now the newest restaurant from the Pubbelly owners Barceloneta. This neighborhood is definitely going trough the makeover and it is becoming new hot spot in Miami Beach.
Right now, there are basically three large luxury condo buildings in the Sunset Harbour area: Sunset Harbour South, Sunset Harbour North and the Townhomes at Sunset Harbour. What makes this area nice is it’s close proximity to some of the best eateries and entertainment in the city, South Beach, Lincoln Road and also the Venetian Causeway.
$49,000 PRICE REDUCTION. Priced to SELL!! Huge corner 2 bedroom, 2.5 bath condo located in900 Biscayne, one of the best new luxury buildings in Downtown Miami across from the American airlines arena. The unit features floor to ceiling glass energy efficient windows, two large balconies, city & bay views, split floor plan, gourmet kitchen and granite countertops.
900 Biscaynehas two pool areas, full service spa, state of the art fitness center, meeting areas, private club area for residents, movie theater, concierge, 24 valet and 24 hour security. The building location is between Brickell and South Beach, five minutes to the Miami International Airport and within walking distance to the American Airlines Arena, Bayside Market Place and the Performing Arts Center.
If you are thinking about purchasing a Miami Beach condo and renting it out, you will probably think about furnishing the property. Before you go out and purchase furniture, I would recommend to have your agent do a little research.
First, you need to think about the people who will be potentially renting in your building, the overall costs involved in furnishing the condo and in the end if furnishing the Miami Beach condo, will actually allow you to break even every month? Or not?
The most important thing to start your research is to have your real estate agent pull a comparable list of rented comparable Miami Beach condos to get an accurate idea of how much a furnished condo will rent for in your building as well as in the general market area. Keep in mind the more you keep the condo, “appealing to a larger number of potential renters”, the less time it will spend on the market only waiting for “that specific one”.
From my experience I have found that randomly “furnished properties”, often come off as “too personal” and often don’t relate to anyone but the current owner. So if you are going to furnish the property, be sure to think it through.
Also most important, if you are going to furnish the property, do it all the way...
If a property is going to be furnished, I have found that the best scenario is when the properties are “staged like a hotel with full furnishings including bath, kitchen, etc.“.
A couple of tips to help you with the “should I furnish” question:
1. Does your building allow short-term rentals? If yes, then furnished is definitely more of an option. If no, I would think twice about furnishing the condo because furnished properties definitely tend to get a lot more short-term inquiries. If your condo is furnished and the building doesn’t allow at least a six-month rental term, you are looking for a very specific renter. Which means it may take a little longer to rent.
2. Either furnish it all the way… or not at all. This includes bedding, kitchen wares and more.
3. What are the furnished properties renting for in your building? One of my most recent rental listing clients owns a loft-style condo on Meridian Avenue in South Beach. She wanted to furnish the loft because she heard that it would rent for more money. When going over the comparables of the most recently rented condos, we found that the furnished condos were renting close to the same price as the non-furnished condos. In the end it wasn’t financial feasible to rent the condo furnished.
3. What type of building do you live in? If you are considering furnishing your condo in an ultra luxury building, you will need to furnish the property to the same quality of the building and in accordance with the lifestyle of your rental clientele of that building. You cannot skimp because this clientele will expect the best.
4. Exactly what are you trying to accomplish by furnishing the condo? Maybe you want to enjoy the property part of the year and then rent it out the rest of the year? Great, furnish it all the way. But be sure to keep in mind the taste the building's clientele and make sure your building allows for short-term rentals.
To furnish or not is really a pretty simple question but one that must considered in full. First find out what furnished properties are renting for in the building, find out how much you would need to spend to furnish the property, total all of these factors and then consider if it makes sense financially? Lastly if you do decide to furnish the property, be sure to go all the way.
If you ave more questions about furnishing your rental condo on South Beach, we are always a quick phone call or email away.
I often look through my google analytics to see how people find Miami City Diggs. I have noticed recently that a lot of people are searching and finding us using the term, "How Much are Beach Houses in Miami".
Honestly when I read that I think people are searching for houses on the ocean? Also I get a lot of calls for houses on the ocean in Miami Beach. So with those two instances in mind, I am going to write this post. Here's the deal, we don't really havebeach houses in Miami. Meaning houses that are oceanfront. We have single family homes on Miami Beach and in Miami that are waterfront, but typically they can be found on Biscayne Bay, a canal, a river or another body of water. Rarely, oceanfront. What can be found oceanfront are the high rise luxury condos, not usually houses. There are a handful of custom homes in the northern part of Miami Beach that are for sale and "just off" the beach, they start around $10,900,000. There may be another one here or there (I cannot recall any at this second) but what you should know is that the majority of homes that are waterfront in Miami and Miami Beach are on Biscayne Bay or a canal that leads into a larger way, often not direct oceanfront.
In the areas where we specialize these waterfront homes are on the mainland of Miami off of Biscayne Bay and on Miami Beach they tend to be located more on the western side of the island and small islands off of this area. The neighborhoods are (to name a few), the Venetian Islands, Sunset Islands (I, II, III & IV), North Bay Road, etc. If you take a look at the map below you will see an example of what I mean for single family homes that are waterfront in Miami Beach but they are not "beach houses", meaning oceanfront.
So probably if you are searching for single family homes in Miami or Miami Beach, a better term to use would be "waterfront" rather than oceanfront because the second is not going to yield a super high result. Next you probably want to know, how much are these houses?
If you are just looking for waterfront property,check out these listings. If you want to check out homes by neighborhoods, check out the links below. Here are some other Miami Beach neighborhoods where properties may be located on and near the water.
Many times when we start working with a new buyers who are in a Miami real estate search for condos or homesthere is a little confusion about who is responsible for paying commissions.
Depending on where you are from, there are different regulations and rules on how your real estate agent’s brokerage gets paid and most naturally when you have someone working for you, it’s important to know how they get paid.
Generally speaking in our area, buyers and sellers have their own agent. If a seller wants to sell a Miami Beach property and hire a real estate agent they will list the property for sale in our local MLS database. The commission structure and how it is paid, is initially negotiated between the seller and his listing agent on the listing agreement and it’s also listed in our MLS.
Typically both the buyer and seller brokerage commissions are paid by the seller’s side.However, sometimes a buyer may have to pay for commission and these cases could include:
-Distressed properties where the seller cannot pay. -Listings where the commissions are a little lower than what the buyer’s agent wants to work for on a transaction. -For Sale By Owners -and more…
It’s super important to understand these scenarios in advance and know if there could be scenarios where you as a buyer could be responsible for paying your agent’s brokerage commissions or not.
Interested in buying or selling a Miami Beach Luxury Home or Condo?
Call us today: 305-793-8965
Email me: jameyprezzi@gmail.com
We work with Renters, Buyers & Sellers in Miami Beach, Brickell, Downtown & Midtown Miami.
305-793-8965
Specializing in luxury homes and condos in the Miami Beach, Brickell, Downtown Miami & Midtown Miami neighborhoods.
Real Estate Market Reports, Seller Tips and Buyer Information.
The compilation of listing and market data information is provided by the MLS system of the REALTORS Association of Greater Miami and the Beaches and Real Bird. All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties are subject to prior sale or rental.
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.
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