Luxury Oceanfront Opportunities in Sunny Isles, Florida

Zalewsky and McCabe confuse Consumers?

Gustavo Farfan (GLF Properties - HRP Realty Services) — Thu, 29 Oct 2009 10:34:49 -0500

Buyers Sue Trump as Miami's Condo Prices Plummet?

The article published in Bloomberg news on October 16. 2009, by John Gittelshon could not be further away from the truth.

Quoting Peter Zalewsky unproductive opinions manipulate the information only to the best of his interest. Zalewsky should not be trusted as an independent, unbiased opinion, what else can you expect from somebody that calls himself a "vulture"?

Media manipulation by presenting partial statistics just confuses consumers with doom and gloom news about the real estate market, with the purpose of making the property prices accessible to their own investors. Fortunately these "formulas" from big funds making offers for 30 cents on a Dollar did not work the way they planned. Their famous call for a real estate "Blood Bath" did not happen according to their predictions. Instead, the market is ripe for individual investors, first and second home buyers that can benefit from the price drop or "market correction" that we are experiencing, if only they could be provided with complete information.

McCabe's opinions are also outrageous, for a real estate consultant it makes me wonder who are his clients....? A few years ago McCabe said to the Miami Herald "I think our population growth is about zero right now" and "Who is going to live in these things?". During the last couple of years, I have read quotes about "Zombies", "At the Current 2007 sale pace it will take 30 years to sell all the apartments" and "there are over 25,000 apartments unoccupied in Miami". When in-fact the apartments where not ready to be occupied yet! I can go all day mentioning these quotes, somebody should make a compilation of them with the original author reference, it would be hilarious! Today, the Brickell and Downtown areas that McCabe was referring to, have experienced an amazing growth in population. The MLS reports over 4,500 closed rentals in the Miami - Brickell area since Jan 2009. According to the US Census, there is an average household size of 2.61 in Miami, which means Miami has had over 11,000 new residents move into the city in the past year! You don't have to be a market analyst to understand that we officially have a new vibrant urban area, with dozens of restaurants, shops offices and an amazing night-life.

It is one thing to misquote predictions about the future market, I have to admit I was in denial about the real estate crisis until I experienced it. But, you can not close your eyes with today's facts. Today, in the above mentioned article McCabe quotes "If you're thinking you can come here and buy and sell condos for a profit in less than five years, you're sadly mistaken," and that "you better wait 10 years, before the property turns into profit or appreciates". These quotes, in my opinion are irresponsible and cannot be further away from the truth. Thousands of new buyers, Realtors and - why not - Small Investors are profiting from this market and they will continue to do so as the real estate infrastructure continues to solidify and populate.

The truth is that nobody is buying at the original pre-construction prices. Although developers had delivered the buildings, as promised, the whole real estate crisis began when people who had placed deposits into new developments did not close, technically bankrupting the developers. However, I do not blame them, I would not have closed at those prices either. Currently, the Miami market place is the best opportunity to make money, I represent clients who are buying property at 50 and 60 percent of the LOAN value.

For years we have been hearing McCabe and Zalewsky misinform the consumers, but it is time that the consumers as a whole start hearing the real "market pulse" of other real estate professionals, that are active in the marketplace and provide unbiased information. That way, rather than a few individuals profiting from this marketplace, we can spread the wealth to all consumers that wanted a city like the one we have right now, and dreamed of accessible and realistic property prices. Whether you are buying a Miami residence to live, rent, or as Vacation buyers, everybody is welcome.

Miami is For Sale, One Building at a Time

Gustavo Farfan (GLF Properties - HRP Realty Services) — Thu, 29 Oct 2009 10:19:36 -0500

MIAMI IS FOR SALE, ONE BUILDING AT A TIME

By Gustavo Farfan

Artech, a state-of-the-art new development in Aventura whose architecture resembles the shape of a luxury cruise ship, is following the $200 per Square Foot building sell-out trend that started with the Brickell developments such as Brickell on the River, Mynt, 500 Brickell, Ivy,etc. whose prices were also drastically reduced to be sold-out almost overnight.

In today's ever changing Miami marketplace, when the banks take control of the prices of a given development (call it developer short sales) they reduce the prices drastically. When the prices reach around $200 per Square Foot levels, the whole building sells like magic.

The sell-out of these buildings in Miami is so fast, that if you enter a sales center it looks more like a Publix supermarket. The sure sign that the buyers are flocking into their offices is when the sales people no longer answer the phones or do not return messages. Developer sales teams that were starving for three years, are now taking advantage of the opportunity of finally having buyers fight for the chance to buy units at below construction costs and have kept their offices open until close to midnight in many cases.

The next buildings that we think will follow the trend, has to be Infinity at Brickell and Everglades on the Bay. These two brand new developments have already UN-OFFICIALLY reached the "magic number" levels of $200 per Square Foot. Be among the first buyers to benefit from this one-in-a-life time opportunity by calling me to reserve your new apartment in Miami at the lowest price ever!

Gustavo Farfan

HRP Realty Services

786-200-8700

If you lost money in the Real Estate Market

Gustavo Farfan (GLF Properties - HRP Realty Services) — Thu, 29 Oct 2009 10:17:23 -0500

IF YOU LOST MONEY IN THE REAL ESTATE MARKET

Where are really my deposits? How do I get them back?

How to profit from a group purchase approach.

If you made a commitment to purchase a property in pre-construction and you put down a deposit and did not go to the closing, technically you have bankrupted the Developer. The perception is that Developers, have big egos, are greedy and pushy, however there are some Developers that did deliver what they promised they would deliver. The market changed and affected every one of us the same. Most Developers, not only are not making money, they are already bankrupted or in reorganization and they can not reduce the property prices below what they owe to the bank.

Which brings us to our next point "When the Bank loses money you win." The approach to negotiating with the bank has a lot to do with timing. Remember banks are not in the Real Estate business. Banks are in the money business and they do not want to lose more money by holding Real Estate for too long, since they prefer the cash to reinvest it, even if they have to take a big cut or a big loss. However with the same token they are not going to go down without a fight. They will try several approaches to get the most amount of people to purchase at higher prices and as they fail to attract enough buyers to come to close, they will gradually reduce their prices. When this happens, a big opportunity is created and individual buyers that put their deposits into these buildings at pre-construction can not compete with bigger investors that come to buy in bulk the whole property at a fraction of the price. These powerful investors are competing as we speak for a chance to make it big and get the next big deal.

So how can a single buyer win in these scenarios? One solution is to "mix and match" and group people together that share common interests such as type of property, place of residence, rental property vs. primary residence etc. The only problem is that grouping more that two individuals will not work in any given building. The reason is that the Developer is already holding and in most cases has spent your money, so it is better for them to keep four buyer's deposits than to give one apartment away in exchange. However, groups of up to two people have been proven to work in some case-scenarios.

A second option is to acquire negotiation leverage by grouping buyers for individual purchases. This can be very effective. Grouping together Real Estate packages rather than people is the most accepted way in which the bank and the courts will make a quick decision in favor of the purchaser. In this case purchasers will be competing with sophisticated investors for the building. In my opinion, the original purchasers that defaulted and are having problems getting the money back from the Developers, should have the first right of refusal when making an offer in court. This initiative can be organized building by building (at least in the remaining buildings). If you purchased a property at $600-$800 per Sq.Ft. and today you can buy it for $400-$500 per Sq.Ft., you might be able to get away with $200-$300 per Sq.Ft., depending of course on the quality and location of the building. But pay attention this can not be accomplished by individual efforts.

Lets face it, you may not get your deposits back, you may only get a fraction of them or you may get this fraction in a year or two. But if you can acquire a property at half of the price that you originally purchased it for, is it worth more than the deposit that you originally put in place. So what are you going to do? Sit a year or two waiting for that fraction of your deposits and watch your cash depreciate? Or close at the right price and for the next five years sit on a Real Estate investment that will certainly appreciate.

Is the Media Confusing and Misinforming the comsumers?

Gustavo Farfan (GLF Properties - HRP Realty Services) — Thu, 26 Mar 2009 20:17:03 -0500

Is the media confusing and misinforming the consumers? By Gustavo Farfan

This article is written as a response to the Miami Herald article by Monica Hatcher, "For Home Buyers, rock bottom prices tough to pinpoint." http://www.miamiherald.com/news/top-stories/story/966229.html

The media manipulates the data to create confusion, rather than explaining the reality of the real estate situation. While they are professionals that understand the market, it may not be in the best of their interest to help a consumer get the best deal in the market, since their professional fees are based on different parameters.

To clarify, there is not only one "rock bottom price" or a date in which the "rock bottom price" is going to be reached, and it doesn't necessarily depend on an area or a building. Just like the market value of any given unit in the marketplace is what an individual buyer is willing to pay for it, the infamous "rock bottom price" is the relationship between the lowest price negotiated for the best price-positioned property model that matches the individual need of a consumer.

Based on the previous analysis we get to the conclusion that there are many "rock bottom prices", even within a single building there will be the "rock bottom price" of the 01, 02, 03, 04, etc. models and additional "rock bottom prices" of high floor units within the same models. There also will be different "rock bottom prices" of furnished and unfurnished units. There cannot be and a cookie-cutter "rock bottom price" approach that is useful for one consumer. The idea of "rock bottom price" is being misinterpreted and branded by the media creating confusion and undecided consumers.

The real "rock bottom price" of an industry or a city cannot be defined with accuracy. The existing analysis only measures information from different sources in large economies of scale. Real estate analysts cannot accurately pinpoint the "rock bottom price" of a single unit in any given property. A more accurate method from a consumer's perspective would be to hire an appraiser to give a consumer a closer idea of the current market value of a property. Real estate analysts rely on different types of considerations for their market analysis. Just like most analysts generally consider a market healthy when there is a housing supply of about six months because it indicates a balance between buyers and sellers. The Realtor association relies on an index, based on the relationship of units for sale and units that change hands in the last 12 months which is roughly 3%. This means it would take three years to work through the supply. What analyst are not taking into consideration is that approximately 70% of the properties listed in the marketplace are overpriced. Those units are owned by misinformed, resilient owners and shouldn't even been considered in the market because of being unmarketable. That leaves approximately 30% of the units of realistic property available in the marketplace. Based on those figures the same Realtor Association index for the same period could be 10%. But what will happen down the line with the rest of overpriced units listed in the MLS? Most of them will eventually catch up with the market and will give way to yet another index figure.

In today's marketplace, consumers buying unique waterfront properties must take advantage of the oversupply of properties available in the Miami Metro area, since it lowers the prices of the unique properties that match their search criteria. Oversupply allows consumers to have the opportunity to acquire unique property at bargain prices like we've never seen before. The real market size for the average consumer of unique waterfront properties is about five or ten best-priced properties located in two or three buildings of their preference. The rest of the property in the marketplace does not apply to their search criteria because of location, style or price. The "rock bottom price" for these consumers is identified when they negotiate the lowest price for the best price-positioned unit type in the building that they wish to buy. Will the market go any lower? Yes and No. The overpriced units will continue to reduce in price until they become marketable by today's standards. But in every building there are units that have reached the "rock bottom price" or are very close to reaching the bottom. The trick is to find an experienced Realtor that knows how to identify the correct opportunities in every building.

For savvy consumers this should not be about indexes of industry averages, look for the unique properties that are priced-to-sell, they exist in every city, in every building and in every model type of property in the marketplace. We all know by now that real estate is a cycle. The consumers that buy early in the cycle, when the supply is strong will always obtain the best equity and future resale value. There are only a handful of unique properties for any particular search criteria that are available at a bargain price and for a limited time. Consumers today have the luxury to choose from a whole selection of properties that can be purchased today at "rock bottom prices" so why wait?

Questions, Comments?

Gustavo Farfan

786.200.8700

Skype: gfarfan1

www.glfproperties.com

www.miamiforeclosuresnow.com

Buy Now or Wait?

Gustavo Farfan (GLF Properties - HRP Realty Services) — Wed, 29 Oct 2008 16:05:37 -0500

SHOULD I BUY NOW OR WAIT UNTIL THE PRICES DROP MORE?

I hear the same line of question from clients and Real Estate agents. The one that catches my attention the most is "Should I buy now or wait until the prices drop more?"

The answer is simple, if you find a great property with the right location and price and you have the means to buy it, go ahead and start enjoying it now. Exclusive and Unique properties in prime oceanfront areas are limited. Such a rare commodity that is available today might not be available tomorrow. Of course you may argue that there may be others in the future, but if you found "the one" and the price is right, then what are you waiting for?

There are not going to be so many properties that you will fall in love with. So, if you have already spent your time and effort to find the perfect property for you and your family, my advice is to act now.

If you wait, the market could suddenly turn around. It's a simple law of supply and demand, just like the price of gasoline!

Real Estate is highly fragmented, I cannot speak for every area, but I firmly believe that the prices of luxury oceanfront properties in South Florida have bottomed-out. This is my are a of expertise, I am constantly analyzing and visiting properties in this area, getting input from hundreds of clients and real estate professionals on a 24/7 basis regarding the market conditions. This makes me a little more knowledgeable than your Attorney in Chicago, your Accountant in Wichita or your Overseas Banker. It seems to me, that some people are waiting for a subliminal sign or an official New York Times announcement that the market "has bottomed-out".

Meanwhile, at this very moment, shrewd investors are cherry-picking the best properties available. There are very good opportunities out there. Today's Real Estate marketplace is like a giant buffet ready to be eaten. So what are you going to do? Be first in line and get the lobster? Or wait, be second-in-line and get the leftovers.

Contact me now for a complete analysis of the best opportunities in prime South Florida's oceanfront locations.

Gustavo Farfan

GLF Properties

www.glfproperties.com

HRP Realty Services

gustavofarfan@vzw.blackberry.com

You can find great local Sunny Isles Beach, Florida real estate information on Localism.com Gustavo Farfan is a proud member of the ActiveRain Real Estate Network, a free online community to help real estate professionals grow their business.

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Brickell and Downtown Buyer's Market Opportunities

Gustavo Farfan (GLF Properties - HRP Realty Services) — Mon, 12 May 2008 09:11:10 -0500

The Brickell and Downtown area are poised to be the center of the Universe for Miami, almost everyday I see a new restaurant opening, the stores, movie theaters and shopping centers will soon follow. Miami has already a amazing night-life, fueled by locals and professionals that live work and play in the area defining the new Miami urbanism.

There is a national trend to leave the suburbs and return to the cities, which is becoming more relevant now, due to the fuel prices and the high cost of commuting, which seems to be irreversible. It's easy to see how the Brickell and Downtown areas of the Magic City will finally be the next best area that benefit from a great appreciation in the next Real Estate cycle.

[Miami skyline ranks third in the US. Behind New York and Chicago. The Cranes in the background are topping-off Everglades on The Bay]

The Downtown and Brickell area is gold, if this area were fully-developed; prices would be much higher. The same happened in Sunny Isles and in South Beach "South of Fifth", nobody wanted to live there when there wasn't enough infrastructure in the area and most people didn't see the opportunity coming.

And it's infrastructure which makes Real Estate prices to go up.

The Real Estate in Miami is experiencing a total "Buyers" market. This simply means if you are a buyer and you have cash you are able to get the best deals in town right now.

In the residential end, the current amazing deals lie in the "defaults". The most profitable type of "defaults" is when buyers are unable to follow-through with their previous commitments to close on a ready-to-occupy unit. This commonly happens in brand new buildings. The big advantage for the new buyer is that since there is an excess inventory of properties in the market, some developers are selling these "defaults" properties at the original 2004-2005 contract prices, sometimes even with an additional discount.

The next set of opportunities is in the "Owner Motivated" arena. These types of properties were priced right BEFORE the market correction, and they had continued to be available in the market mostly due to the resilience of their owners to lower their prices to today standards. It has come to a point that many of these property owners have experienced either financial difficulty, market panic or better yet, they also want to benefit from the "Buyer's Market" and trade up to a better, more expensive property at an exceptional price, this allows them leverage to discount their property for sale even at below their original purchase price! Whichever the case is, the new "Priced To Sell" inventories present themselves like a great opportunity to acquire prime Miami Real Estate in great locations at corrected prices. Motivated sellers are coming with great Buyer's incentives, such as "Free Mortgage" for the first two years, "owner financing", boats or cars included with the property and sometimes even with a positive rental income that pays for the expenses. Today's market is all about opportunities.

So, is it better to buy now or to wait a little longer?

I hear people say all the time, "In six months the prices will be lower" But these same people are still going to be playing the same shpil two years from now, it's just an excuse for not taking risk. I don't blame them, but then after the fact I always hear them saying "I should've bought". Let's take the Blackberry for example: Should you buy a Blackberry now or wait until the prices go down a few years from now? The answer is: If you buy it now, you will start reaping the benefits of it today. It's a little different in Real Estate I agree, opportunities come and go but don't expect to find the same opportunity again.

Sometimes speculation leads to a better profit margin. But, speculation is also a risky business. We got in this trouble for speculating too much, the only people that are safe are the ones that bought early. Today a lot of investors are also speculating at the same time about how much lower the Real Estate will fall. But be careful, everybody speculating at the same time could create a lot of buyer competition for you. Remember that "people make the market" and when everybody starts buying at the same time, the market will automatically turn into an "upswing" cycle and the best opportunities and incentives could disappear. Most important, Real Estate is all about location and right now you can be the first to select the best property in the best locations.

Comments? Gustavo Farfan is a Miami Real Estate specialist with HRP Realty Services.

He can be reach via e-mail gustavofarfan@glfproperties.com or via cell at 786-200-8700

website www.glfproperties.com

http://rpc.technorati.com/rpc/ping

www.evergladesonthebay.com

www.capitalatbrickell.com

REAL ESTATE INVESTMENT OPPORTUNITIES "THE MOTIVATED OWNER"

Gustavo Farfan (GLF Properties - HRP Realty Services) — Thu, 17 Apr 2008 10:22:22 -0500

Today's marketplace can be defined as a target rich environment for real estate investors. There are several good opportunities in the South Florida residential market, but which is the best investment? When will the prices hit the bottom? Should I buy now or should I wait?

Those are some of the classic questions that I have heard from clients looking to buy Real Estate. Now, add in to the equation all the foreclosures, short sales, pre-foreclosures, auctions, default properties, etc. and you get the perfect recipe for not making a decision. Too much information can hurt too.

The best time to buy an investment property is when you get in front of a great deal. When that happens, grab it, secure it, lock it and take it out of the market. Don't worry too much, if you don't do it somebody else will. Somebody sharper and perhaps better prepared to identify great opportunities and seize them.

In our last blog, we talked about great deals coming from the "motivated owner" area. The "motivated owner" is our best friend. Sometimes it is best to keep it simple: Here's a text book example buying a second home or an investment home and getting a great deal in today's marketplace.

OWNER FINANCING PENTHOUSE IN SOUTH FLORIDA

ONLY $147,000 DOWN PAYMENT MOVES YOU IN

PAY NO MORTGAGE for two years! NO qualification, NO closing cost from mortgage. Best deal ever in this Buyer's market!!!

Enjoy Amazing views from the two large roof top terraces

Approximate Monthly Expenses

Taxes $485 (2007)

Maintenance $401 (2008)

***OWNER FINANCING*** $886 per month expenses.

Description:

2 bedroom / 2 bathroom 1,417 S. F. Living area. Upgraded PH W/ Marble Floors, Granite Counter-Tops In The Kitchen, Hurricane Impact Sliding Glass Doors And Floor-To-Ceiling Windows. California Closets, Lg Private Storage, 2 Covered Parking Spaces, Gated Community, Key-Access Elevator. Ref # M1202555

Property Address: 2350 NE 135^th Street PH-W

North Miami, FL33181.

OK, now that we have this information, here's what I would do:

1. I would buy this property, It's owner financing, so that comes without the hassle of having to deal with a financial institution and all their new limitations due to the sub-prime financing.

2. Since the "motivated owner" is giving me an additional buyer's incentive of two year paid mortgage. I would turn around and rent the penthouse, and It will rent fast for 2,000 per month. That'll give me $24,000 per year income. Deduct agent commissions and expenses and you'll get roughly $11,000 per year. That's a $22,000 cushion.

3. I would rent it for one more year; my expenses will increase to approximately $35,000 because I would have a mortgage payment but I would still have my $24,000 rent income plus my $22,000 cushion equals $46,000. So, I would end up with a positive cash flow of $11,000.

4. In year four, my expenses are going to be $35,000 again and my income from the rent is $24,000 plus my positive cash flow balance of $11,000 totaling $35,000. Break even.

5. Now I am ready to sell this property and get an interesting return. If the property goes up only 30% in those four years I'll be doubling my initial cash investment of $147,000.

But who wants to sell it, it's a great property. Maybe you should just retire and use it as a second home with a dock space for the winter time!

Questions, comments?

Gustavo Farfan is a luxury waterfront Real Estate specialist in Miami, with over 25 years of Real Estate experience.

Currently, with Marka-Tech Associates. He can be reached at 786-200-8700 or gfarfan1@aol.com

http://activerain.com/blogs/gfarfan1

http://www.technorati.com/people/technorati/gfarfan1

http://turnberryoceancolony.blogspot.com/

http://www.immobel.com/miamicondo

http://ezinearticles.com/?The-Truth-About-Miamis-Buyers-Market&id=1092629

http://ezinearticles.com/?Selling-Your-Property-in-a-Buyers-Market&id=977548

http://www.turnberryoceancolony.com/

REAL ESTATE NEWS AND OPPORTUNITIES, TURNBERRY OCEAN COLONY, BEST DEALS

Gustavo Farfan (GLF Properties - HRP Realty Services) — Thu, 17 Apr 2008 10:03:04 -0500

I was on the phone today with a prospect that lives in Switzerland. He is an avid reader of blogs and information about Real Estate investing and opportunities in Sunny Isles Beach, South Florida. He is a little confused about how to find the best deal in the South Florida marketplace and he's having a hard time digesting all the information coming from so many angles and interests.

He tells me that he read an article that I had written that stated the best deals are in the "default" area and he liked it. I had written that "defaults" are good because the investors don't have to compete in bidding war at foreclosures or auctions, or go through interminable process and technicalities of the short sale.

With that information in hand, he announces that he and his wife are ready to buy Turnberry Ocean Colony at 2004 prices, a four bedroom "defaulted" unit minus a 15% discount. "I would take an airplane today, fly there and buy the apartment" he states. If that type of deal would be available in that building, it will be sold before he calls his travel agent. This type of deal doesn't exist simply because default units in that building.

I would like to clarify a few of these points. There are a lot of people making outrageously low verbal offers in Miami but not being able to make a deal. The first step for an offer to be taking serious is to put it in writing with an escrow deposit. Second, not everything is foreclosures and not everything is for sale at 50% off in Miami! The Real Estate in South Florida is highly fragmented and properties have different location, prices and quality. Most important, different supply and demand parameters apply for each area and each building.

Turnberry Ocean Colony is an amazing building, oceanfront in a prime location, ultra-luxury, very sophisticated and very private and is not for everybody. In fact, there are only 130 units in the South Tower which was just delivered. Supply and demand all over again. If I were a developer from a different building with 800 units and a 25% default ratio and I have 200 units back in the market burning a hole in my hands, yes I would let them go for the original contract price minus 15% (the maximum legal amount that developers are entitled to keep from the default buyer's deposit). But, on the other hand, if I were the developer of a product that is unique in the marketplace, with only ten default units (just to mention a number), those units would be gold. I would definitely be able to sell them fast at fair market price. Market price is a great price for today's standards. Market price today means lower price. In the good old days units that defaulted were sold from 50% to 60% above the original prices. The good news is that market today is all about opportunities, but make sure to identify the best market prices and their bottom line, and once you are in front of a great deal don't hesitate, grab it. Remember that the worst deal you can make in this marketplace is not making a deal at all.

I've decided to make an in-depth analysis of the available inventory in the best buildings in Miami. I will start with the ones that I consider a great opportunity and I am going to give you my opinion as if I were buying them myself, considering parameters of price, price per square foot, elevation, views, tower number, floor-plans, developer and demand. I will start with Turnberry Ocean Colony, because it's just my favorite buildings. Here are the best opportunities in that building:

NOTE: SEE INFORMATION ON PRICES, PICTURES AND AVAILABILITY, UPDATED IN REAL TIME:

TURNBERRY OCEAN COLONY BEST OPPORTUNITIES IN THE SOUTH TOWER (NEWEST ONE)

TURNBERRY OCEAN COLONY BEST OPPORTUNITIES IN THE NORTH TOWER

Questions, Comments?

Gustavo Farfan is a luxury waterfront Real Estate specialist in Miami, with over 25 years of Real Estate experience. Currently, with Marka-Tech Associates. He can be reached at 786-200-8700 or gustavofarfan@glfproperties.com

http://www.gustavofarfan.com

http://activerain.com/blogs/gfarfan1

http://www.technorati.com/people/technorati/gfarfan1

http://turnberryoceancolony.blogspot.com

http://www.immobel.com/miamicondo

http://ezinearticles.com/?The-Truth-About-Miamis-Buyers-Market&id=1092629

http://ezinearticles.com/?Selling-Your-Property-in-a-Buyers-Market&id=977548

http://www.turnberryoceancolony.com/

Turnberry Ocean Colony

Gustavo Farfan (GLF Properties - HRP Realty Services) — Fri, 11 Apr 2008 10:55:47 -0500

Turnberry Ocean Colony, Sunny Isles. Best Prices and List of All Available Inventory.

Luxury Condo News Updates

SUNNY ISLES BEACH - (April 16, 2008) -Turnberry Ocean Colony, a luxury oceanfront condo developed by Turnberry Ltd, had a very successfull closing ratio from its 130 South Tower residences.

Turnberry Ocean Colony is located on the directly on the ocean between Bal Harbour and Golden Beach, just south of Sunny Isles Boulevard and features two 37-story towers and a $15 Million resident-only beach club and spa on approximately 650 feet of ocean frontage.

Turnberry Ocean Colony offers residences priced from $1.3 Million to over $5 Million. Each of the two towers includes approximately 130 units, all with private direct-entry elevator lobbies and individual security systems.

These unique oceanfront luxury residences in Sunny Isles Beach have were constructed with the finest materials and unparalleled attention to detail. Ten-foot ceilings, Snaidero Italian cabinetry, exotic granite countertops, European appliances, Sub-Zero refrigeration, classic marble baths, steam showers, Jacuzzi hydrotherapy tubs with built-in TV screens and private wrap-around balconies providing unparalleled ocean and Intracoastal views are just a few of the amenities awaiting Turnberry Ocean Colony residents.

With its classic style and décor, the 35,000-square foot beach club and spa includes an oceanfront dining room, cocktail lounge, card room, swimming pools, a European-style spa complete with a state-of-the-art fitness center and the ultimate in personal service.

In the next post I will give tips on selecting the best deals in the building based on Price, Square Feet, Model Type, Elevation and comparable active units for sale. Meanwhile, please browse down for a list of all available inventory and prices.

Questions, Comments?

Please contact:

Gustavo Farfan

Marka-Tech Associates

Gfarfan1@aol.com

786-200-8700

www.immobel.com/miamicondo

www.turnberryoceancolony.com

PLEASE BROWSE DOWN TO SEE A LIST OF ALL AVAILABLE INVENTORY AND PICTURES AS PER 04-11-08

TURNBERRY OCEAN COLONY • SUNNY ISLES BEACH, FLORIDA 33160

SOUTH TOWER (THE NEWEST TOWER)

***FEATURED PROPERTIES***

16047 COLLINS AVENUE #2504 ELEUTHERA $2,950,000

16047 COLLINS AVENUE #3103 MARTINIQUE $2,590,000

Property Features:

Master Bedroom:	1BR+GRND, ENTRY LEVEL
Interior Features:	COOKING ISLAND, ELEVATOR
Master Bathroom Description:	DUAL SINKS, SEPARATE TUB&SHOWER, WHIRLPOOL SPA, BIDET, 2MASTER
Equipment/Appliances:	DISHWASHER, DISPOSAL, RANGE-G, REFRIGERATOR, SMOKE DETECTOR, WASHER, DRYER, ICEMAKER, INTERCOM, MICROWAVE
Rooms Information:
Construction Type:	BLOCK
Restrictions:	NO DAILY RENTALS, OK TO LEASE, RENTING LIMIT
Windows/Treatment:
Pet Restrictions:	NONE
Exterior Features:	OPEN BALCONY, COURTYARD
Maintenance Includes:	BUILDING EXTERIOR, ROOF, CABLE, COMMON AREA, HOT WATER, LAWN-LAND, MANAGER, PESTCNTL, POOLSVC, RECFACIL
Parking Description:	VALET, GARAGE
Heating Description:	CENTRAL
Cooling Description:	CENTRAL
Amenities:	BIKE STORAGE, ELEVATOR, EXERCISE ROOM, EXTRA STORAGE, HEATED POOL
Waterfront Property:	Y
Waterfront Description:	OCEANFRONT
Security Information:	COMPLEX WALLED, GUARD AT SITE, LOBBY
Remarks (Line 1):	Amazing direct ocean and intracostal views, Private Elevator, Decorator Ready, Exquisite Italian eat-in Kitchen, Honey Anagre Cabinets, Gorgeous Marble Bathrooms, Last Building to be Built Wide on 600 Ft of Beach, 10 Ft. Ceilings, Gas Cooking, Bay Views on the West, Sunrise and Sunsets, Spa, Restaurants, The Ultimate in Privacy and Luxury!!

TURNBERRY OCEAN COLONY ALL AVAILABLE RE-SALE INVENTORY

(Highlighted units reflects my opinion of the best opportunities in each building. Based on Price, Unit Model, Elevation and Price per Sq. Ft.)

TURNBERRY OCEAN COLONY

SOUTH TOWER 16047 COLLINS AVENUE, SUNNY ISLES, FL 33160

Status	Model	Unit #	Liv Area	List Price	LP$/SqFt	# Beds	# FB	# HB
Active	Exuma	1002	2,245	1,369,000	609.80	2	2	1
Active	Exuma	1602	2,245	1,480,000	659.24	2	2	1
Active	Exuma	2402	2,245	1,695,000	755.01	2	2	1
Active	Abaco	601	2,772	1,795,000	647.55	3	4	1
Active	Exuma	2702	2,245	1,850,000	824.05	2	2	1
Active	Exuma	3102	2,245	1,850,000	824.05	2	2	1
Active	Abaco	401	2,772	1,895,000	683.62	3	4	1
Active	Abaco	2801	2,772	2,100,000	757.58	3	4	1
Active	Abaco	3601PH	2,772	2,200,000	793.65	3	4	1
Active	Abaco	3101	2,772	2,299,000	829.37	3	4	1
Active	Martinique	3103	3,480	2,590,000	744.25	4	5	1
Active	Martinique	1703	3,480	2,600,000	747.13	4	5	1
Active	Martinique	2703	3,480	2,650,000	761.49	4	5	1
Active	Eleuthera	804	3,735	2,650,000	709.50	4	6	1
Active	Eleuthera	1004	3,735	2,650,000	709.50	4	6	1
Active	Martinique	1103	3,480	2,750,000	790.23	4	5	1
Active	Eleuthera	904	3,735	2,900,000	776.44	4	6	1
Active	Eleuthera	2504	3,735	2,945,000	788.49	4	6	1
Active	Martinique	3003	3,480	3,195,000	918.10	4	5	1
Active	Eleuthera	3404	3,735	3,575,000	957.16	4	6	1
Active	Eleuthera	1804	3,735	3,700,000	990.63	4	6	1
Active	Eleuthera	2804	3,735	3,949,000	1,057.30	4	6	1
Active	Eleuthera	3304	3,735	4,295,000	1,149.93	4	5	1

TURNBERRY OCEAN COLONY

NORTH TOWER 16051 COLLINS AVENUE, SUNNY ISLES, FL 33160

(Highlighted units reflects my opinion of the best opportunities in each building. The criteria I used is Price, Unit Model, Elevation and Price per Sq. Ft. )

Status	Model	Unit #	Liv Area	List Price	LP$/SqFt	# Beds	# FB	# HB
Active	Exuma	1202	2,245	1,494,999	665.92	2	2	1
Active	Exuma	2202	2,245	1,494,999	665.92	2	2	1
Active	Exuma	2602	2,245	1,495,000	665.92	2	2	1
Active	Exuma	3402	2,245	1,500,000	668.15	2	2	1
Active	Exuma	1702	2,245	1,525,000	679.29	2	2	1
Active	Exuma	502	2,245	1,549,900	690.38	2	2	1
Active	Exuma	2802	2,245	1,569,000	698.89	2	2	1
Active	Exuma	1902	2,245	1,875,000	835.19	2	2	1
Active	Martinique	403	3,480	2,249,000	646.26	4	6	1
Active	Abaco	2201	2,772	2,295,000	827.92	3	4	1
Active	Abaco	2801	2,772	2,300,000	829.73	3	4	1
Active	Abaco	3401	2,772	2,599,000	937.59	3	4	1
Active	Abaco	3701	2,772	2,600,000	937.95	3	4	1
Active	Eleuthera	2904	3,735	2,690,000	720.21	4	6	1
Active	Eleuthera	1004	3,735	2,690,000	720.21	4	6	1
Active	Martinique	3203	3,480	2,750,000	790.23	4	5	1
Active	Martinique	803	3,480	2,750,000	790.23	4	5	1
Active	Eleuthera	1404	3,735	2,800,000	749.67	4	6	1
Active	Martinique	1103	3,480	2,849,000	818.68	4	5	1
Active	Martinique	2203	3,480	2,850,000	818.97	4	5	1
Active	Martinique	3403	3,480	2,850,000	818.97	4	5	1
Active	Martinique	603	3,480	2,950,000	847.70	4	5	1
Active	Eleuthera	804	3,735	2,950,000	789.83	4	6	1
Active	Eleuthera	2604	3,735	3,400,000	910.31	4	6	1
Active	Eleuthera	PH3504	3,735	3,595,000	962.52	4	6	1
Active	Eleuthera	304	3,735	3,595,000	962.52	4	6	1
Active	Eleuthera	1204	3,735	4,200,000	1,124.50	4	6	1
Active	Grand Cayman	TS3702	5,690	5,000,000	878.73	4	6	1
Active	Grand Cayman	PH	5,690	5,750,000	1,010.54	4	6	1

Questions, Comments?

I specialize in luxury oceanfront properties in Sunny Isles Beach, South Florida.

Please contact regarding the best opportunities at Turnberry Ocean Colony

Gustavo Farfan

Marka-Tech Associates

Gfarfan1@aol.com

786-200-8700

http://www.immobel.com/miamicondo

http://rpc.technorati.com/rpc/ping

http://www.turnberryoceancolony.com/

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Turnberry Ocean Colony

Gustavo Farfan (GLF Properties - HRP Realty Services) — Mon, 07 Apr 2008 06:57:28 -0500

Your very own Mansion in the Sky! Introducing, the best priced five bedroom Eleuthera unit in the neswest delivered and most private South Tower in the most prestigious address in Sunny Isles by Turnberry Group. Unbelievable Ocean and Intercostal views from this 25st floor Eleuthera model. World class amenities which include a restaurant, spa, fitness center, beach level pool, outside pool bar, concierge, valet, and more. Also available is the only remaining beach front cabana. (See MLS #M1206286). Please call now for your private viewing.

Three priceless words are behind it all: "Created by Turnberry." From the affluent east coast of South Florida to the posh environs of Las Vegas, Turnberry has been creating unprecedented lifestyles that have earned the legendary developer the respect and admiration of wealthy and influential people throughout the world.

Becoming known as the people who wrote the book on private club lifestyles, the Company has been literally revolutionizing upscale residential-resort living since 1970, first creating Turnberry Isle and the Turnberry Isle Resort and Country Club in Aventura, Florida, following with Porto Vita and the Villa Grande Club, Aventura's finest waterfront residential enclave, and then the even more lavish Turnberry Place and the Stirling Club, the place to live, and the place to play in Las Vegas.

Turnberry has been developing destination resorts and business hotels, and upscale shopping and working environments as well. Today, more than 5000 residences, 1640 hotel and resort rooms, over 20 million square feet of retail space and 1.5 million square feet of office space proudly carry the "created by Turnberry" designation.

And now, Don and Jeffrey Soffer, the accomplished overseers of Turnberry, take you to the newest level of luxury -- Turnberry Ocean Colony.

Amenities

An elite private club and spa introduces you to a recreational world of magnificent excesses.

Owned by the residents and reserved solely for the fewer than 260 families who will live here, the club will be a focal point of your rewarding new life, providing fine dining, gala entertainment, fitness, wellness and unsurpassed individual attention. Elegance will reign supreme, but casual will be the order of the day. And the evening. Spa, fitness center, food and beverage services will also be extended to our beach, pools and private cabanas.

Welcome to Turnberry's latest private club innovation: pampering al fresco.

World-class therapists and personal trainers attend to the exclusive pleasures of our residents.

The latest and finest equipment and facilities. The newest, most advanced exercise regimens, skin care and body soothing therapies, beauty treatments and enhancements. From pilates to power walks on the beach, oceanfront yoga to aqua aerobics, hot-stone therapy to holistic nutrition, anti-ageing Microdermabrasion to mind and muscle-relaxing massages, fashionable hair-do's to the newest diet don't's. All this and a most dedicated staff of professionals to advise and pamper you personally.

The meticulous maitre d' greets you by name and ushers you to your preferred table.

Consider our style "informal chic," or "casual gourmet." The absence of a dinner jacket or designer cocktail dress won't alter the elegance of your dining experience or the quality of the cuisine. Your table will be set with fine china and delicate crystal. You're food will be prepared and presented to perfection. A Sommelier will suggest a perfect wine. And service will be flawless. Our goal is to make "eating at home" more enjoyable than going out.

Your favorite nightcap is waiting in the lounge, along with a warm camaraderie shared with new-found friends.

Retire to the lounge before retiring for the evening. Enjoy the pleasures of a fine hand rolled cigar, a snifter of cognac, or your preferred liqueur, and share the end of your wonderful day with a few of your neighbors, people of like refinement who are fortunate enough to be living at Turnberry Ocean Colony.

http://turnberryoceancolony.com/

http://turnberryoceancolony.blogspot.com/

Turnberry Ocean Colony

Gustavo Farfan (GLF Properties - HRP Realty Services) — Mon, 07 Apr 2008 06:50:05 -0500

Your very own Mansion in the Sky! Introducing, the best priced four bedroom unit in the neswest delivered and most private South Tower in the most prestigious address in Sunny Isles by Turnberry Group. Unbelievable Ocean and Intercostal views from this 31st floor Martinique model. World class amenities which include a restaurant, spa, fitness center, beach level pool, outside pool bar, concierge, valet, and more. Also available is the only remaining beach front cabana. (See MLS #M1206283). Please call now for your private viewing.

Three priceless words are behind it all: "Created by Turnberry." From the affluent east coast of South Florida to the posh environs of Las Vegas, Turnberry has been creating unprecedented lifestyles that have earned the legendary developer the respect and admiration of wealthy and influential people throughout the world.

Becoming known as the people who wrote the book on private club lifestyles, the Company has been literally revolutionizing upscale residential-resort living since 1970, first creating Turnberry Isle and the Turnberry Isle Resort and Country Club in Aventura, Florida, following with Porto Vita and the Villa Grande Club, Aventura's finest waterfront residential enclave, and then the even more lavish Turnberry Place and the Stirling Club, the place to live, and the place to play in Las Vegas.

Turnberry has been developing destination resorts and business hotels, and upscale shopping and working environments as well. Today, more than 5000 residences, 1640 hotel and resort rooms, over 20 million square feet of retail space and 1.5 million square feet of office space proudly carry the "created by Turnberry" designation.

And now, Don and Jeffrey Soffer, the accomplished overseers of Turnberry, take you to the newest level of luxury -- Turnberry Ocean Colony.

Amenities

http://turnberryoceancolony.com

http://turnberryoceancolony.blogspot.com

Maximizing Referral Fees - South Florida - Miami - Sunny Isles

Gustavo Farfan (GLF Properties - HRP Realty Services) — Sun, 06 Apr 2008 14:04:03 -0500

Add an important revenue stream without increasing your expenses or infrastructure.

Capitalize from you relationships and get referral fees from other real estate agents from different cities. You can considerably increase your income without any cash investment. You can never go wrong by helping one of your clients and making a few extra bucks on the side. That's the nature of the business right?

Sometimes it is not only a "few extra bucks", depending on the city and the location of the property the referral fee could be large. For example, the average price of a Penthouse in Acqualina, Sunny Isles (Miami-Dade) on the 45th floor, with decadent finishes and terraces that include the most magnificent views of Miami including a pool, is about $6,9000,000 Million Dollars. The referral fee for such a mansion in the sky exceeds $50,000 Dollars and all for registering and helping one of your clients that will certainly appreciate the tip. After all, we are the professionals, the ones that are in the business 24/7 and have the contacts, relationships and information at out fingertips. So, let's make it happen.

The worst case-scenario, if the transaction doesn't occur would be that you gained a new friend in Miami and maybe a free weekend stay (hotel and expenses included please) next time you decide to get a sunburn. The best cities to send referrals to are of course destination cities like Miami and... Did I mention Miami?. Referral fee laws can vary from state from state, so make sure to check on the legalities of it.

It is legal among real estate practitioners from Miami (for example) to share the pie and send out a well deserved referral fee for simply registering the client and letting the other professional take charge and close on the transaction. After all you are too far away to physically get involved in the transaction.

Forget about the traditional $300 referral fees to send a client! You want the big bucks! Make sure you work with an agent that specializes in the high-end type of properties, but is also knowledgeable about the opportunities and best property values in the area. Capitalize on referral fees by treating this as one more of your business revenue streams. Think about it. You are increasing you bottom line profits without increasing your expenses or infrastructure, it cannot get much better that this.

How much should you receive for a referral fee?

Well it varies by agent and city. But, the rule of thumb is 25% of the commission. In Miami commissions range from 3% to 6% of the purchase price, making it even more attractive to start a business relationship and regularly get information from the best properties and prices in that area. Tip: Make sure to ask if they have special bonus or promotions programs (usually happens when the seller is very motivated to sell).

Of course you will get paid immediately after closing, when the transaction is completed but then again, we are looking at a turnaround of 30 to 45 days after the contract is executed, on average.

One more thing, by getting acquainted with the market place you will also become knowledgeable with the product that you are referring, which by the way could come very handy at the time you decide to buy your dream beach home in Miami.

Questions, comments? Gustavo Farfan is a Miami Real Estate specialist with Marka-Tech Associates.

He can be reach via e-mail gfarfan1@aol.com or via cell at 786-200-8700

www.immobel.com/miamicondo

Maximizing Referral Fees - South Florida - Miami - Sunny Isles

Gustavo Farfan (GLF Properties - HRP Realty Services) — Sun, 06 Apr 2008 14:02:44 -0500

Add an important revenue stream without increasing your expenses or infrastructure.

The worst case-scenario, if the transaction doesn't occur would be that you gained a new friend in Miami and maybe a free weekend stay (hotel and expenses included please) next time you decide to get a sunburn. The best cities to send referrals to are of course destinations cities like Miami and.. Did I mention Miami?. Referral fee laws can vary from state from state, so make sure to check on the legalities of it.

How much should you receive for a referral fee?

Of course you will get paid immediately after closing, when the transaction is completed but then again, we are looking at a turnaround of 30 to 45 days after the contract is executed, on average.

Questions, comments? Gustavo Farfan is a Miami Real Estate specialist with Marka-Tech Associates.

He can be reach via e-mail gfarfan1@aol.com or via cell at 786-200-8700

www.immobel.com/miamicondo

The Truth About Miami's Buyers Market

Gustavo Farfan (GLF Properties - HRP Realty Services) — Sat, 05 Apr 2008 17:03:45 -0500

By Gustavo Farfan

Now that we have our fundamentals refreshed, let's evaluate the correct opportunities in the Miami marketplace.

In the residential end the current amazing deals lie in the "defaults". The most profitable type of default is when buyers are unable to follow-through with their previous commitments to close on a ready-to-occupy unit. This commonly happens in brand new buildings. The big advantage for the new buyer is that since there is an excess inventory of properties in the market, the developer is selling these properties at 2004-2005 prices minus the 15% deposit that comes from the previous buyers abandoned down payment!

The next set of opportunities is in the "Owner Motivated" arena. These types of properties were priced right BEFORE the market correction, and they had continued to be available in the market mostly due to the resilience of their owners to lower their prices to today standards. It has come to a point that many of these property owners have experienced either financial difficulty, market panic or they just want to benefit from the "Buyer's Market" as well and trade up to a larger, more expensive property. Whichever the case is, the new "priced to sell" inventories present themselves like a great opportunity to acquire prime Miami real estate in great locations at corrected prices. Motivated sellers are coming with great buyer's incentives, such as boats or cars included with the property and sometimes even with a positive rental income that pays for the expenses!

Is it better to buy or to wait a little longer?

Sometimes speculation leads to a better profit margin. But, speculation is also a risky business. A lot of investors could be speculating at the same time about the right moment to buy real estate in Miami. When the market turns around the buyer's frenzy will boom again. The buyer's incentives, most of the defaults, the "Motivated Owner", the "By Owner" financing at prime rates, etc. will be long gone. Most important, real estate is all about location and right now you can select the right location and the best property with ease. Unless of course, you are a pro and are willing to wait a little longer and fight with the pack of wolves for your dream property in Miami in the near future.

Comments? Gustavo Farfan is a Miami real estate specialist with Marka-Tech Associates.

He can be reach via e-mail gfarfan1@aol.com or via cell at 786-200-8700

Sunny Isles Luxury Oceanfront Condos

Gustavo Farfan (GLF Properties - HRP Realty Services) — Sat, 05 Apr 2008 16:54:36 -0500

Sunny Isles Beach Luxury condos - Turnberry Ocean Colony - By Gustavo Farfan

One of the newest cities in the Miami-Metro area is Sunny Isles Beach. Formerly "Aventura Beach" like we used to call it back in 1995, when the city wasn't as popular as it is today, to describe its location to Real Estate buyers!

Sunny Isles, also called "The Florida Riviera" and in less than ten years was transformed from "Motel Row" to the home of several of the most luxurious ocean-front high-rises in South Florida. One of my favorite buildings is Turnberry Ocean Colony. This ultra-luxury building offer unparallel finishes, state-of-the-art appliances with gas cooking, outstanding amenities and amazing views to the Atlantic Ocean.

A four-bedroom ocean-front condominium at the Turnberry Ocean Colony starts at the low $2 Million Dollars and goes up to the high 5 Million Dollars. The final price depends on the view, the elevation, the floor model, and how motivated is the owner to sell it. There are two towers at the Turnberry Ocean Colony, the newest one is the South Tower, where the proud unit owners have just started to move in.

There are several good opportunities in the Turnberry Ocean Colony buildings, such as apartment number 2504 that is selling for $2,945,000 and has 3,735 Square feet of living area plus 745 Square feet of terraces with beautiful ocean sunrises and spectacular intercoastal sunsets. Another good example of a good opportunity in the building is the unit 3103 that has an asking price of $2,650,000. Please click here to see some pictures of these units.

Sunny Isles is located between Miami and Fort Lauderdale International Airports and only 5 minutes driving distance to the Aventura Mall and Bal Harbour. The beauty of Sunny Isles is the almost three-mile long coast line with impeccable beaches and a melting pot of international residents. The commercial area, just west of Collins Avenue has an amazing growth potential due to the captive audience that they cater to. The city is expected to increase its infrastructure at a fast pace due to the tremendous tax income coming from the real estate luxury high-rises and the lack of poor areas to support.

For a complete list of four bedroom apartments in Turnberry Ocean Colony, please click here.

Questions, comments?

Gustavo Farfan is a Luxury Real Estate Specialist in the area. He can be reached at the following e-mail: gfarfan1@aol.com

http://sunny-isles.fl.house.info/65059-condo-sale

www.immobel.com/miamicondo.com

http://miamiwaterfront.sef.mlxchange.com/

http://activerain.com/gfarfan1

Turnberry Ocean Colony Condo for Sale, Sunny Isles Oceanfront

Gustavo Farfan (GLF Properties - HRP Realty Services) — Sat, 05 Apr 2008 16:09:38 -0500

Turnberry Ocean Colony - Oceanfront Miami-Dade

Ultra-Luxury 4 and 5 Bedroom condos for sale. Sunny Isles Florida

Click here to see all available inventory for sale in Turnberry Ocean Colony

Please contact me for more information and pictures.

Gustavo Farfan

gfarfan1@aol.com

www.immobel.com/miamicondo

http://sef.mlxchange.com/Pub/EmailView.asp?r=1414034165&s=SEF&t=SEF

Turnberry Ocean Colony Sunny Isles Beach Condos Reduced

Gustavo Farfan (GLF Properties - HRP Realty Services) — Sat, 05 Apr 2008 15:46:44 -0500

Turnberry Ocean Colony, Condo for Sale. Direct Ocean

Units 2504 and 3103, 4 bedrooms, 6.5 bathrooms, PRICED TO SELL

$10,000 Cash Bonus to Selling Agent

Oceanfront Sunny Isles Beach, Florida

3103 Martinique 4 Bdrs.+ Staff/ 5.5 Bth. 3,480 Sq.Ft. $2,590,000

2504 Eleuthera Model 4 Bdrs.+Staff/ 6.5 Bth. 3,735 Sq.Ft. $2,945,000

Turnberry Ocean Colony Amenities and Residences:

Ultra Luxury Building with Private Beach.

Building Features an Elite Private Club and Spa.

World Class Therapists and Personal Trainers.

Gated Community with Private Security and Concierge Services.

Amazing Direct Ocean Views and Breathtaking Sunset Views.

Master Bathroom with Jacuzzi Hydrotherapy Tubs with Built in TV.

Stunning Kitchen with Imported Snaidiero Cabinetry.

Gagganeu Cooking Appliances, Gourmet Gas Cook top.

Sub-Zero Refrigerators.

Temperature Controlled Wine Storage System.

Turnberry Ocean Colony

16047 Collins Ave

Sunny Isles, FL 33160

Contact:

Gustavo Farfan

gfarfan1@aol.com

786-200-8700

www.immobel.com/miamicondo.com

Maximizing Referral Fees - South Florida - Miami

Gustavo Farfan (GLF Properties - HRP Realty Services) — Sat, 05 Apr 2008 13:31:32 -0500

Maximizing Referral Fees - South Florida - Miami

Add an important revenue stream without increasing your expenses or infrastructure.

The worst case-scenario, if the transaction doesn't occur would be that you gained a new friend in Miami and maybe a free weekend stay (hotel and expenses included please) next time you decide to get a sunburn. The best cities to send referrals to are of course destinations cities like Miami and.. Did I mention Miami?. Referral fee laws can vary from state from state, so make sure to check on the legalities of it.

How much should you receive for a referral fee?

Of course you will get paid immediately after closing, when the transaction is completed but then again, we are looking at a turnaround of 30 to 45 days after the contract is executed, on average.

Comments? Gustavo Farfan is a Miami real estate specialist with Marka-Tech Associates.

He can be reach via e-mail gfarfan1@aol.com or via cell at 786-200-8700

www.sef.mlxchange.miamiwaterfront.com

Maximizing Referral Fees - South Florida - Miami

Gustavo Farfan (GLF Properties - HRP Realty Services) — Sat, 05 Apr 2008 13:30:27 -0500

Maximizing Referral Fees - South Florida - Miami

Add an important revenue stream without increasing your expenses or infrastructure.

The worst case-scenario, if the transaction doesn't occur would be that you gained a new friend in Miami and maybe a free weekend stay (hotel and expenses included please) next time you decide to get a sunburn. The best cities to send referrals to are of course destinations cities like Miami and.. Did I mention Miami?. Referral fee laws can vary from state from state, so make sure to check on the legalities of it.

How much should you receive for a referral fee?

Of course you will get paid immediately after closing, when the transaction is completed but then again, we are looking at a turnaround of 30 to 45 days after the contract is executed, on average.

Comments? Gustavo Farfan is a Miami real estate specialist with Marka-Tech Associates.

He can be reach via e-mail gfarfan1@aol.com or via cell at 786-200-8700

www.sef.mlxchange.miamiwaterfront.com

Turnberry Ocean Colony Sunny Isles Beach

Gustavo Farfan (GLF Properties - HRP Realty Services) — Sat, 05 Apr 2008 12:12:24 -0500

Sunny Isles Beach Luxury condos - Turnberry Ocean Colony - By Gustavo Farfan

Sunny Isles, also called "The Florida Riviera" and in less than ten years was transformed from "Motel Row" to the home of several of the most luxurious ocean-front high-rises in South Florida. One of my favorite buildings is Turnberry Ocean Colony. This ultra-luxury building offers unparallel finishes, state-of-the-art appliances with gas cooking, oustanding amenities and amazing views to the Atlantic Ocean.

A four-bedroom ocean-front condominium at the Turnberry Ocean Colony starts at the low $2 Million Dollars and goes up to the high 5 Million Dollars. The final price depends on the view, the elevation, the floor model, and how motivated the owner is to sell it. There are two towers at the Turnberry Ocean Colony, the newest one is the South Tower, where the proud unit owners have just started to move in.

There are several good opportunities in the Turnberry Ocean Colony buildings, such as apartment number 2504 that is selling for $2,945,000 and has 3,735 Square feet of living area plus 745 Square feet of terraces with beautiful ocean sunrises and espectacular intercostal sunsets. Another good example of a good opportunity in the building is the unit 3103 that has an asking price of $2,650,000. Please click here to see some pictures of these units.

Sunny Isles is located between Miami International and Fort Lauderdale Airports and only 5 minutes driving distance to the Aventura Mall and Bal Harbour. The beauty of Sunny Isles is the almost three-mile long coast line with impeccable beaches and a melting pot of international residents. The commercial area, just west of Collins Avenue has an amazing growth potential due to the captive audience that they cater to. The city is expected to increase its infrastructure at a fast pace due to the tremendous tax income coming from the real estate luxury high-rises and the lack of poor areas to support.

For a complete list of four bedroom apartments in Turnberry Ocean Colony, please click here.

Questions, comments?

Gustavo Farfan is a Luxury Real Estate Specialist in the area with over fifteen-years of experience. He can be reached at the following e-mail: gfarfan1@aol.com

www.immobel.com/miamicondo.com

http://miamiwaterfront.sef.mlxchange.com/

http://activerain.com/gfarfan1

http://www.immobel.com/personal/1/searchResults.do?featured=1&back=res&per=miamicondo&la=EN

The Truth About Miami's Buyers Market

Gustavo Farfan (GLF Properties - HRP Realty Services) — Sat, 29 Mar 2008 16:18:51 -0500

The Real Estate in Miami is experiencing a total "Buyers" market right now. A famous online encyclopedia describes a "Buyers Market" as "market relations between prospective sellers and buyers of a good. The supply and demand model determines price and quantity sold in the market."

Now that we have our fundamentals refreshed, let's evaluate the correct opportunities in the Miami marketplace.

In the residential end the current amazing deals lie in the "defaults". The most profitable type of default is when buyers are unable to follow-through with their previous commitments to close on a ready-to-occupy unit. This commonly happens in brand new buildings. The big advantage for the new buyer is that since there is an excess inventory of properties in the market, the developer is selling these properties at 2004-2005 prices minus the 15% deposit that comes from the previous buyers abandoned down payment!

The next set of opportunities is in the "Owner Motivated" arena. These types of properties were priced right BEFORE the market correction, and they had continued to be available in the market mostly due to the resilience of their owners to lower their prices to today standards. It has come to a point that many of these property owners have experienced either financial difficulty, market panic or they just want to benefit from the "Buyer's Market" as well and trade up to a larger, more expensive property. Whichever the case is, the new "priced to sell" inventories present themselves like a great opportunity to acquire prime Miami real estate in great locations at corrected prices. Motivated sellers are coming with great buyer's incentives, such as boats or cars included with the property and sometimes even with a positive rental income that pays for the expenses!

Is it better to buy or to wait a little longer?
Sometimes speculation leads to a better profit margin. But, speculation is also a risky business. A lot of investors could be speculating at the same time about the right moment to buy real estate in Miami. When the market turns around the buyer's frenzy will boom again. The buyer's incentives, most of the defaults, the "Motivated Owner", the "By Owner" financing at prime rates, etc. will be long gone. Most important, real estate is all about location and right now you can select the right location and the best property with ease. Unless of course, you are a pro and are willing to wait a little longer and fight with the pack of wolves for your dream property in Miami in the near future.

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