"It was the best of times...it was the worst of times" ...the famous opening line from Charles Dickens historical classic set in Paris during the French Revolution. The same can be said of the condo market in Miami today. We really have two distinct markets, with two different sets of sales patterns following completely different trends based on whether the condominium has a waterfront location or not!
When people visit www.MiamiCondoLifestyle.com and contact me about buying in the Miami & Miami Beach market, their biggest concern has been "when will the market bottom and turn back up." Timing any market is difficult at best and more than likely impossible. There are possible indicators, though, such as increasing sales, lowering inventories and strengthening prices which could tell the tale.
We have added a new feature to each of the buildings found at www.MiamiCondoLifestyle.com.
The Average Asking (List) Price per Square Foot and the average Sold Price per Square Foot
for the condos which have been sold in that building this year. Interestingly enough the
well-priced properties sell within a five (5) to eight(8) percent discount from the asking to the
selling price. This is normal.
Here's where you can findi it:
3)This week there are 134 bank owned condominiums for sale in Miami-Dade County
which is about the same as last week, however, the list has changed significantly.
Please note that our list is now sorted; first, by city and then by price.
Please visit our Foreclosure & Bank Owned Properties page to see the complete list.
So let me ask you a question...when does the buyer have the advantage? In a buyer's market.
How will one know when the market has bottomed? When it starts up again and the bottom has passed?
Just food for thought.
Watch for the next issue with the Special Report - " Miami Condo Sales - A Tale of Two Cities"
Miami and Miami Beach pet friendly condominiums for sale or rent are easily located by community on this page. This list is NOT a complete list but just the best information that we have gathered to date. To confirm whether or not a building that you are interested in has a "Pet Friendly" policy but is not listed here, please call the Miami Condo Lifestyle.com Team at 800-433-5960.
Coconut Grove was originally a Bahamian fishing village later settled by a few escapees from the frigid winters in the North. Over the years, this heavily wooded area sitting on a coral reef bluff some fifteen feet above sea level became the winter home to many artists and wealthy vacationers. Now Coconut Grove is one of the most desirable areas in all of Miami. Coconut Grove has seen its once small winter homes replaced by upscale single famly estates and luxurious midrise condos on Bayshore Drive across from Dinner Key marina.
Viscaya Museum and Gardens
Coconut Grove residents can visit Cocowalk to find exciting family entertainment, complete with restaurants, shops and movie theaters. Tourists may want to stroll through the historic Villa Vizcaya, or the Barnacle on Biscayne Bay, which is one of the oldest homes in Miami. Others may wander through the Kampong - a botanical garden filled with international reasures before returning to one of several excellent four star hotels in the village center.
Mayfair Hotel
Art lovers will want to explore the annual Coconut Grove Arts Festival- one of the largest art festivals in the nation. World class hotels, such as the Mayfair, Ritz-Carlton and the Sonesta, draw vactioners and visiting luminairies alike. As Miami’s answer to SoHo or Greenwich Village, this once bohemian community is now packed with today's most successful residents
Cocowalk Shopping center
Coconut Grove, located on Biscayne Bay just ten minutes south of Downtown Miami, is unlike any other condo neighborhood in Miami. Luxury waterfront and ocean view condominiums flourish throughout this very secluded upscale mainly single family home neighborhood. Popular Cocnut Grove condos include Grove Hill, Grove Isle, Mutiny Park, and the Ritz Carlton Residences as well as the Grovenor House.
Miami City Hall and Kampong Hammock
This neighborhood is an eclectic mix of art, fashion, and culture. Upscale condominiums are neighbors to palm-shaded cottages. Victorian street lamps light the red brick path that leads residents to cafes and galleries in the village center.
Coral Gables, "The City Beautiful" as it is known, is one of the premiere communities in greater Miami, Florida. As the third municipality incorporated in Miami-Dade county (after Miami and Miami Beach), Coral Gables is known for its "Old Spanish" Mediterranean Revival style architecture and its beautiful tree-lined streets and avenues. Coral Gables is home to one of the few "walking" neighborhoods in Miami-Dade county..Miracle Mile...where many new condominiums have been built recently to take advantage of the unique shops and restaurants there. The five block long "Mile" and its neighboring avenues comprise one of the finest restaurant areas in all of South Florida.
Coral Gables, was founded by developer George Merrick. Coral Gables features lush tropical foliage, four golf courses, a waterway to Biscayne Bay for boaters and multiple parks. This quiet residential area has a bustling downtown business sector, fine residential neighborhoods, historic landmarks, and a tremendous quality of life. Coral Gables has become the corporate capital of the Americas with over 150 multi-national corporations making Coral Gables their Latin American headquarters home. Coral Gables has about 45,000 residents and has strictly enforced its building and zoning codes, which help maintain the city's Mediterranean-style architectural theme.
Coral Gables, features many historically designated homes built in the 1920s and 1930s. Single-family homes dominate but the recent development of condominiums is slowing changing the mix. Exclusive gated communities include Cocoplum, Gables by the Sea, Gables Estates and Deering Bay. Coral Gables is home to the University of Miami with their national sports championships and their world class music department. Recently built, the Village of Merrick Park has become a major shopping center between LeJuene Road and Ponce de Leon Blvd. with anchor stores including Neiman Marcus and Nordstrom.
Coral Gables is near Miami International Airport, Downtown Miami, The Grove, and South Beach. A Coral Gables condo is perfect for many people who do not consider beachfront living important and desire the lush, tropical landscapes that epitomizes Coral Gables real estate.
Synonymous with golf! The Biltmore Hotel's public golf course built in 1925 and designed by Donald Ross has the hotel as a backdrop, enough water to keep it interesting, reasonable greens fees and those old-fashioned elevated, smallish and heavily bunkered bermuda greens. The deceptively wide open fairways are lined with St. Augustine grass so bring your wedges!
The Venetian Pool, built from a coral rock quarry in 1923, is spring-fed and is a hot-spot for locals and visitors alike during the hot summer months.
Fairchild Tropical Garden may have been the least known jewel in the Coral Gables crown, until 2006 when the Chihouly exhibit took it by storm. More people visited Fairchild this year than in any time past. With its extensive collection of tropical plants and flowers, you may need a second trip for the educational programs, bookstore and special events. Make sure you bring sun screen, comfortable walking shoes and lots of water!
Coral Gables offers plenty to see and do. If you are visiting Miami, make sure you make time to enjoy the beauty of Coral Gables.
If you enjoy Mediterranean architecture, make sure to visit Vizcaya Museum. Although not in Coral Gables, it's nearby in Coconut Grove. Tours are available.
Community: Miami Downtown Architect: Cohen Freedman, Encinosa and Associates Views: Bay and City Completion Date: 2011, Fall Bedrooms: 1,2 Residence Size: 630-1066 Total Residences: 396 Number of Stories: 37 Price Range: $140,000 - $450,000
Project Status - Letter of Interest
Flip Your Condo?
Get a FREE No Obligation Market Analysis of your Property
Loft 4 Downtown condos is a one-of-a-kind 36-Story tower designed by award-wining Cohen Freedman, Encinosa and Associates Architects. Stunning two-story entrance lobby highlighted with impeccable finishes with high-speed elevators from the 24-hour controlled-access lobby. Loft 4 Downtown features concierge service plus a mail and receiving desk. Residents will enjoy valet services as well as incredible downtown and city views.
Loft 4 Downtown condos offer nine different floorplans ranging in size from 630 to 1,066 square feet in one and two bedroom configurations. To view the floorplans, just Click the "Floorplans" button to the right.
Loft 4 Downtown - Features & Amenities
4th floor Clubroom with large outdoor terrace
Beautifully landscaped sun terrace with heated pool and wet bar area
Fully-equipped HealthClub with cardio theater and weight training
Shaded resistance pool for endless-lap, turn-free swimming
Advanced technology "Smart Building", pre-wired for WiFi high-speed Intranet, data/voice cable, TV access
Technologically advanced fire safety system
Energy-efficient, tinted impact-resistant sliding glass doors and windows
Individually controlled energy-efficient central air conditioning and heating system
Stackable washer and dryer in every unit
Lofty 10 foot ceilings
Ceilings soar to 12 foot on select floors
Move-in ready with designer-look-loft-style floors
Private balconies
Spacious living areas
Loft-style sealed concrete floors
Loft 4 Downtown - Residence Features
High-gloss white Italian-style cabinetry
Elegant terrazzo countertop with matching backsplash
Stainless-steel double sink with under-mount installation and convenient pull-out spray nozzle
Smart, energy efficient stainless-steel appliances including:
Side-by-side refrigerator with ice and water dispensers/freezer
Self-cleaning electric range with ceramic glass and cook top
Mulit-cycle, pot-scrubbing dishwasher
Built-in microwave with light
High-gloss white Italian-style cabinetry with contemporary stainless-steel door handles and drawer pulls
Cleaning marble countertops with matching backsplash
Porcelain tile Floors and wet walls
Large vanity mirror
Loft 4 Downtown - Lobby
Loft 4 Downtown Condos - Lobby
The beauty of Loft 4 Downtown is captured immediately upon entering the building. With stylish touches both exuberant and unique, the Loft 4 lobby is a double height showstopper full of impeccable finishes and modern, original artwork, beyond which lie the high-speed elevators to the residences above.
Loft 4 Downtown - Exterior
Loft 4 Downtown Condos - Exterior
The ground floor of Loft 4 Downtown features retail and restauraunt space for service providers, shops, boutiques and restaurants. Loft 4 Downtown introduces an array of new business certain to add even greater convenience.
Loft 4 Downtown - Interactive Pool Lounge
Loft 4 Downtown Condos - Pool
You’ll find not one but two pools to keep you cool. Train for strength and cardio in the third-level Health Club, or head for the Pool Deck where you’ll discover a shaded lap pool, with resistance-swim technology for the ultimate turn-free swim workout. Just steps away, the sunning pool is ideal for more leisurely dips or for lounging with neighbors over drinks at the poolside bar.
Loft 4 Downtown - Health Club
Loft 4 Downtown Condos - Health Center
On the third floor, Loft 4 features a well-appointed facility for the pursuit of your personal health and fitness goals. You’ll find up-to-the-minute equipment for strength and endurance training in a bright and airy space decked out with plasma screens and motivating cardio
Community: Miami Midtown Design type: Condos Architect: Bernard Zyscovich Views: Bay and city views Completion Date: Winter 2008 Bedrooms: 1,2,PH Residence Size: 665-2100 sf. Total Residences: 127 Number of Stories: 16 Price Range: $370,000 to $600,000 Project Status: Contracts
Boulevard will be the first boutique condominium located on Miami's Biscayne Boulevard.
The 16-story Boulevard will feature top-of-the-line amenities and services, including Pogghenphol Kitchens and I/O Living Rooms, an innovative new concept designed for South Florida living that will provide residents with expansive lanai terraces with views of Biscayne Bay and the Miami Skyline.
The Boulevard will use color and space to evoke the artistic energy of it's surroundings. I/O living rooms will provide a seamless transition space from the inside to the outside with a feeling of spaciousness that seems to extend beyond the traditional walls.
Ned Berndt and the Miami Condo Lifestyle team are co-brokers for the Boulevard, and will have a transaction broker relationship with you for all sales at Boulevard. Keller Williams Realty is not otherwise affiliated with the developer or its sales and marketing agents. The full transaction broker disclosure can be found in the disclaimer. All information presented in this page is preliminary in nature, and may be inaccurate. Your purchase agreement, prospectus and other documentation provided to you by the DEVELOPER will contain the most accurate information available.
Caribbean Condos are being developed by Christa/Bluerock. Originally designed and built in 1941 by architect Murray Dixon, the existing six-story building will be renovated to include 35 ultra-luxury residences in what is to be called the North tower. A new 19-story South tower with 68 residences will be built alongside it. Both buildings will face the ocean. Renovations and construction began in early 2006.
To find out which oceanfront residence is available for you, click Caribbean Condos!
Ned Berndt and the Miami Condo Lifestyle team are co-brokers for the Caribbean, and will have a transaction broker relationship with you for all sales at Caribbean. Keller Williams Realty is not otherwise affiliated with the developer or its sales and marketing agents. The full transaction broker disclosure can be found in the disclaimer . All information presented in this page is preliminary in nature, and may be inaccurate. Your purchase agreement, prospectus and other documentation provided to you by the DEVELOPER will contain the most accurate information available.
Just for fun, on the weekends I play in a classic rock band called C.O.Jones. We play everything from the Stones to Led Zeppelin to Steely Dan. I'm fortunate to play with three great musicians, Max on Bass, Dennis on guitar and Danny in keysboards...I play the drums.
Well...I have these really cool black tshirts with the big red Keller William Realty logo on the front that I wear while playing. Marketing? OK...marketing...at any rate a couple of weeks ago a young fellow walked (staggered) up to me between our third and forth sets and said something like..." I can't believe how cool you are for an old guy...you've got the Keller Williams T-shirt.!!"
Kinda caught me off guard... so I said "Well it only makes sense since I work with Keller Williams"
He said.." WOW, you work with Keller Williams...I just saw him perform in Colorado!!"
Turns out Keller Williams is a singer-songwriter who is making quite a splash with the young rockers and folkies! WHO KNEW!
So which came first...Keller Williams or Keller Williams?
To find every available condo listing in Miami, Miami Beach, Coral Gables and the surrounding neighborhoods...look no further. We have luxury waterfront condos for you, oceanfront highrise and Coconut grove townhomes...Live the Miami Condo Lifestyle.
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.
Project Summary
;)
;)
