Fisher Island

By Sunny Isles Real Estate Expert on February 10th, 2017

Fisher Island condos for sale

Fisher Island is one of the most exclusive and popular places to live in all of Miami. They bill themselves at the “most exclusive club and residences” in the area, and with the features and amenities offered, it lives up to those words. They offer a secure area, but they are still just a short distance from all the great things that Miami has to offer.

Unparalleled Amenities

When you chose to buy a condo at Fisher Island, you will find some truly impressive amenities to enjoy. It is home to the Links at Fisher Island, which is an exclusive course. The course is gorgeous and includes lagoons and lakes. They also have a golf shop and golf instruction available. Tennis is available, the they have a spa and wellness center on the private island. Some of the spa options include massages, cellulite body sculpting treatments, and coconut milk and honey wraps.

You can also enjoy the private beach, as well as the fitness center, and the marina. Casual and fine dining options are available at Fisher Island Club, too. They have a range of venues that can serve up whatever you might want to enjoy. You do not have to worry about leaving the property when you want to grab a bite to eat if you do not want to. Popular options include the Golf Grill,

Beach Club, and the Garwood Lounge.

It is easy to reach the island by yacht or by car ferry. Residents will find that the security and the privacy of the island helps to make it a nice solution for those who want to be a bit further away from the hustle and bustle of the normal Miami scene, but who also want the ability to enjoy it without much trouble.

What can you expect when you become a resident of this private island? There is a sense of community among the other residents, as well as the guests who come to the island. The accommodations provide residents with the very best in luxury from the cottages to the villas, and more. You will find plenty of things to love about the luxurious setting and accommodations.

A Nice Location

In addition to all the features and amenities at Fisher Island Club, take a moment to admire the location, as well. It is set amidst 216 acres on Fisher Island, which means you have a nice, quiet place to call home. Since it is exclusive, you do not have to worry about people wandering around the area that should not be there. Of course, due to the proximity to Miami, you are never more than a short drive from all the wonderful things you will want to see and do in the area. You can have both the quiet and the excitement that you crave.

If you have been looking for a place to live or for a vacation property, this could be a perfect choice for you. Check out what Fisher Island Club has to offer – contact our office today at (305) 998-9922.


By Sunny Isles Real Estate Expert on February 7th, 2017

Continuum Miami Beach condo

South Beach has some fantastic properties that could be a nice solution for buyers who are seeking a luxury property. One of the best options available today is Continuum, along with the sister property Continuum II. You will find quite a bit to love when it comes to Continuum. The residences have some wonderful features, and so does the building. If you are looking to live in opulence, you might find that this is the perfect choice for your needs.

What the Building Offers

From the moment that you walk into the building, you will be impressed. It features a two-story lobby that looks over the garden area, as well as the Atlantic Ocean. The building has smart service interfaces, too. Both Continuum Tower 1 and Continuum Tower II provides 24hr security on the grounds, as well as electronic key systems. These systems help to improve both privacy and security for the residents.

The building has a concierge service and 24hr valet parking is available. It offers large conference rooms, meeting rooms, and party and card rooms that have a nearby kitchen. Stay fit at the spa and fitness center, which features state of the art equipment.

Some of the outdoor amenities include a lagoon swimming pool, spa, sundeck with pool furniture, an infinity edge lap pool, and a pool pavilion. They also have three tennis courts, as well as beautiful landscaping. The residents can also enjoy the wonderful sandy beach that is just steps away.

What the Residences Offer

While the building certainly has quite a bit to offer, you will also enjoy all the great features available in the residences. They have private and semi-private elevator foyers, 10’ high ceilings, and large balconies where you can enjoy the wonderful weather and views. They also have floor to ceiling sliding glass doors that lead out to the balconies. The tinted glass windows help to keep it cool inside, and they also happen to meet hurricane standards. A washer and dryer are included, too.

The kitchens have custom European cabinetry, along with granite countertops and a glass backsplash. They have under-counter lighting, a Sub-Zero refrigerator, an oven, cooktop, dishwasher, and a microwave. Some of the residences even have a wine chiller. The bathrooms have a whirlpool tub, along with imported marble for the counters, whirlpool deck, and the flooring. You will also note the beautiful designer fixtures and cabinets, along with the glass shower doors.

A Great Location

You will be just a few short steps from the beach when you call Continuum your home. You can enjoy all the other great things to see and do in the area, as well. Great shopping, nightlife, and restaurants are all just a short drive away.

As you can see, there are plenty of reasons to make Continuum your new home. From the residences to the building and the location, it is one of the best places in South Beach. If you want to live in luxury, check to see what units might be available for you now.

What Does Your Miami Beach Luxury Condo Need?

By Sunny Isles Real Estate Expert on February 5th, 2017

Miami Beach luxury condo

When you are looking for a luxury condo in Miami Beach, please keep in mind that the key word is luxury. You need to choose a unit that’s special and that has the luxury amenities important to you. Each person is different when it comes to the luxury features they feel as more important in a building and unit, so you will need to make a list of “must have” elements. The following are some of the most popular luxury amenities common in many Miami Beach luxury condos.

Luxury Building Amenities

Luxury amenities are common for many of the buildings in Miami today. Some of the top types of amenities expected in these buildings include fitness centers, pools, spas, and Jacuzzis. Some will have onsite restaurants and bars, as well as theaters, game rooms, kids’ clubs, and more. Maybe you want to have private access to the beach, cabanas, a rooftop pool, concierge, and massage services. The luxury features in buildings in Miami today run the gamut. Look at some of the options and think about what’s essential to your lifestyle.

Luxury Appointments in the Unit

Kitchens are often an important room in any home. Are you looking for luxury cabinetry and flooring with the best appliances? What type of granite do you need for your countertops? Bathrooms are similarly important. Do you want to have a unit that has a Jacuzzi in it? Do you need a washer and a dryer in the unit, or rooms where the help can live? Are you interested in hardwood floors? What about the faucets and shower? Take some time to think about the various luxury features you feel are vital to the unit.

Other Things to Consider

While amenities are certainly high on the list for many people looking to live in luxury, it makes sense to think about some of the other features of the building and unit, such as the location. When you are choosing a condo, you want to consider how high it is in the building and what type of views it has. Do you get a view of the water, or do you have to look over the balcony and crane your neck to see a sliver of blue?

Also, think about the location of the building in relation to everything else you want to see and do in the Miami area. If you work in Miami or Fort Lauderdale, for example, you will want to know how long it will take to get to and from work. How long will it take to get downtown, to the airport, or to the beach? Fortunately, many of the luxury buildings in Miami Beach are just steps from the beach, so you shouldn’t have to worry too much there.

Take your time to think about what’s important in terms of luxury in your purchase and make sure your real estate agent is aware of what you need. They can help you find the home that’s perfect for you.

1 Hotel and Residences South Beach Condos

By Sunny Isles Real Estate Expert on February 3rd, 2017

1 Hotel and Residences South Beach condos for sale

Those who are seeking sound investment or great property in the Miami Beach / South Beach area may want to consider 1 Hotel and Residences, which is a very popular 18-story building that was built in 2014. It was formerly called Ganesvoort and before that, it was known as The Perry. The building features 417 suites for guests along with 163 condos. This building is also LEED certified, which stands for Leadership in Energy and Environmental Design. The building features a range of amenities, and the residences have plenty to love.

Building Amenities

When it comes to the building amenities at 1 Hotel and Residences, you will discover some fantastic features for guests and those who live in the building. It features an oceanfront infinity-edge, heated pool that offers up a fantastic view. There is a pool deck, along with cabanas poolside.

Those who are looking to do a bit of shopping will appreciate the premium boutique retail options at the building. It also features a modern party room, covered parking including a 24-hr valet and a bellman. Those who want to have a safe living environment will be pleased to know that the building has 24-hr controlled access and 24-hr security with cameras that are monitored. The high-speed elevators feature electronic card access. The interiors of the building are beautiful, including the lobby.

You can also enjoy concierge services, housekeeping, poolside dining, the beach club, a restaurant and bar onsite, and a rooftop pool club. When you live at 1 Hotel and Residences, you can see what it is like to live in true luxury.

One of the other nice features of the building is the fitness center and spa. It features 45,000 square feet of space filled with spa and gym equipment. It is the perfect place for those residents who want to do their best to keep in shape.

1 Residence Features

Of course, the features of the residences are just as impressive as the features of the building. They have oversized balconies that include gorgeous views of the South Beach skyline along with the Atlantic Ocean. The doors that lead to the balcony are floor to ceiling glass. Units feature central air conditioning, large living rooms and walk-in closets, as well as a washer and dryer. The units are wired for high-speed Internet, data/voice, and cable television.

In the bathrooms, you will find marble vanity tops, imported marble flooring, beautiful faucets, and high-quality features throughout. The kitchens feature European cabinetry, a large oven and dishwasher, imported marble tile, and stainless steel appliances.

The building also happens to have a fantastic location. It has more than 600 feet of beachfront property right outside the doors. Residents and guests are never more than a few steps from the water and sand. The hotel is only a short distance from a variety of museums, parks, theaters, and shops. Getting into the downtown area of Miami will take only minutes, as well. It is close to some of the most popular restaurants and nightlife, as well. It is a luxurious place to call home.

Tips for Selling Your Property in Miami

By Sunny Isles Real Estate Expert on February 1st, 2017

Jade Ocean PH4405 for sale

Is it time for you to sell your current home in Miami, FL? Even though you might love your home, maybe it is time to upgrade and move into a larger place, or maybe you will be moving out of the state and don’t want to hold a rental property. Regardless of the reason you are selling, you need to make sure you have a good idea of how to sell the property quickly and easily.

Right now, things are starting to get a little more difficult for those who want to sell, but that doesn’t have to be bad news. If you utilize some simple “tried and true” tips for selling homes, you can have success with your Miami property.

Make the Home Appealing

mansions at acqualina for sale

When selling a home in Miami, or any area for that matter, you want to make it appealing to as many buyers as possible. This means you need to remove some of those unique touches from the property. This might involve some repainting, and even removing some decorations that might turn away some buyers. You should also be sure to stage the home before any visits from prospective buyers.

Highlight the best features of the home. For example, if the unit or home has great views, make sure that the windows are open so people see that the minute they walk into the unit. Of course, the home also needs to be clean from top to bottom if you hope to sell it. Even though buyers know that they could repaint or clean the home, you are creating first impressions for people.

They are not going to want to buy a place if it doesn’t wow them the first time they see it. If they were to put in an offer on a home that didn’t wow them, you can be sure they will put in a low offer and may even point out the problems they have with the home when they do.

Understand the Price

Keep in mind that the prices right now are starting to drop. This means you might not be able to get the high price you were hoping for with your unit. You could reduce your price to put it in line with comparable units, or you might want to hold onto the unit until the prices start to go back up. It depends on how soon you feel you need to sell.

Trust in Your Realtor

The real estate agent working with you should have a substantial amount of experience when it comes to selling properties in the Miami area. They can give you a good idea of a realistic price you can ask for the home in the current market. While you could try to charge more if you wanted to, in most cases, this will make the home more difficult to sell. The agents have the knowledge and the tools needed to help you sell your home, so trust their judgement.

More Rentals Coming to Miami-Dade

By Sunny Isles Real Estate Expert on January 30th, 2017

rent a condo in Miami Beach

When you hear that more rentals are coming to Miami-Dade, you could view it as a blessing or as a curse depending on your situation. For those who have rental properties in the area currently, and who have seen low vacancy rates and steadily increasing rent, you might see it as trouble. With more rentals available, it means renters will have more choices, and it typically means that the prices will go stagnant or that they will drop a bit.

More Vacancies Could be Available

In 2016, the vacancy rents for multifamily properties have been low – only about 2.3%. However, with the massive influx of properties to the market by the end of 2016 and throughout 2017, it is easy to see that things are changing. This year alone, there will be about 9,000 new rental properties, and over the course of the next two years, they say there will be about 11,000 more. Not all of those will end up as rentals, but quite a few of them will, and this means there could be an oversupply of apartments in the area.

This is the largest increase in units available since 1999 – more than 17 years ago. With the addition of these new rental units, it means the renters in the area will have more choice in where they rent, and even if there is growth in the rental market, there should still be plenty of places to rent. What this means for the current rental prices is anyone’s guess right now. The average rent is currently $1,315 per month, and it might stay that way instead of continuing to rise. Some areas might even see falling rents. This has already been reported in South Beach and Downtown Miami.

For the Renters

Of course, if you are a renter rather than an investor trying to rent out a property, this is likely some very good news for you. It means you will have more choices in where you and your family choose to live, and you may even be able to locate some very nice places with very reasonable rents. Over the course of the next year or so, as the number of units on the market start to go up, you can expect to find more rental properties available.

How Long Will It Last?

It’s difficult to tell how long the surplus of rental units will last. It all depends on the number of people who come to the area and need a place to live, naturally. This doesn’t necessarily mean that getting into the rental business now is a bad idea though. It simply means you need to have a solid strategy in place when you are buying to make sure you are not overextending and buying a unit that won’t be able to pay for itself in the rent you charge. Be more particular when you are choosing properties, buy in good and popular areas, and you should be fine.

Pay Attention to the Short-Term Rental Rules

By Sunny Isles Real Estate Expert on January 27th, 2017

Miami Beach condo for rent

Many times, when people are buying properties in Miami Beach, they are buying them as investments. They may offer them as short-term or vacation rentals, for example, and while this can be a good option for many, you do need to make sure you are following the regulations set up in the city for short-term rentals. A short-term rental is any rental that is up to six months and one day.

Fines Going Up

There have been quite a few problems faced by the city in this matter. The code will allow for vacation rentals and short-term rentals only in certain zoning areas. They are banned in the case of single-family homes as well as several zoning districts. Therefore, if you are buying a piece of property in the area, you will want to know exactly what you can and can’t do with the property.

From March to around the middle of August, there were 106 fines levied against companies and individuals in the area for breaking these rules with an overall sum of $1.59 million. The fines are now starting at $20,000 the first time someone is in violation. This is a massive increase to what they were a years ago. They used to range from $500 to $7,500. For the second violation, the $20,000 doubles to $40,000, and then up to $60,000 for any additional violations.

Naturally, this is causing some rather large problems for those who are renting property in the area, and many have found that it is causing some massive drops in the luxury real estate rental field. There are at least two full-time code enforcement officers assigned to short-term rentals in Miami Beach. They seem to be very eager to do their job based on the number of fines they’ve levied already.

Many of the owners and companies in the area that are offering property for rent are defying these orders and they are continuing to rent. They say that they want to work with the leaders in the community about trying to come up with a fair set of rules for short-term rentals. They don’t want to be in violation, but they also want to make money from their property.

In addition, they say, and rightfully so, that the luxury rental market is huge for the tourism business in Miami Beach and surrounding areas. Families, celebrities, and more come to the area and want to find place to rent. Sometimes, they are not in rentable areas, and other times, they want to stay on for more than six months. These people are spending money in the local economy, and the businesses that own these rentals are hoping the local government realizes this.

Understand the Rules

While the rules might not change right away, they could change in the future. Regardless, whenever you are buying and then considering renting out a piece of property in Miami Beach, or anywhere else for that matter, make sure you understand the rules and regulations for your area.

Home Sellers in Miami Could Face Price Drops

By Sunny Isles Real Estate Expert on January 25th, 2017

Brickell condos for sale

Over the past several years, things have been going very good for those in Miami who have been selling their homes. People have continued to flock to the city and they have been buying up property, including high-end luxury property, at a very fast rate. In fact, things have been going so well that many have started to worry about when the good times would end. It appears that time is now here, but it’s not all doom and gloom as some people might want you to believe. There are changes though. Let’s look at what this means.

The Supply is Growing and the Prices are Dropping

The number of homes on the market in Florida are growing, and the sales simply aren’t keeping up with the supply. People are still coming to the area and they still want to buy properties, but the number of homes coming onto the market right now are simply higher. This helps to give the buyers more choices when they are looking for a place to call home, and it means they do not have to settle for high prices.

To be honest, many of the sellers out there have been asking for some extremely high prices for their properties. A couple of years ago, they might have been able to get those prices for the homes and units they were selling, but that’s not the case any longer. The buyers are no longer going to meet those high prices because they know that they can simply look at properties for sale by plenty of other sellers.

The prices for the properties are in a state of correction now. They need to drop to be in line with what people are willing to pay. There’s nothing you can do to change this as a seller. What you can do is rethink what you want to do with your property. Most experts believe that over the course of the next six months to a year, the prices will come down as much as 15% to 20%.

This might seem like a lot, but there is generally still quite a bit of room to make some money on the properties. It just means that people aren’t going to be getting the massive paydays that they did a couple of years ago.

While the sellers might not be too happy about the price correction, the buyers on the other hand are getting happier and happier and beginning to find some great deals out there. By far, it is better to have a “normal” correction now than a crash later. Just remember what happened during the last real estate crash. Florida certainly doesn’t need to go through that again.

Those who are getting ready to sell a home today have a couple of options. First, they can talk with a Miami real estate professional about what might be a reasonable price to ask for their property to get an idea of how much they can make. If they find that they won’t get a price that’s good enough, they don’t have to sell. The second option is to hold onto the property for a while and wait for the prices to go back up again.

Villa de Mare Miami Beach Offers Large Units and a Great Location

By Sunny Isles Real Estate Expert on January 23rd, 2017

Villa di Mare Miami Beach

Located on Millionaire’s Row, Villa de Mare is a beautiful complex that might be just the type of place you’ve been hoping to find. It has quite a bit going for it from the amenities to the location. If you are in the market for a high-end home in Miami Beach, it is time that you checked out what this building has to offer.

Excellent Building Amenities

You will find many things to love about this building, and those who buy there will feel at home in no time. You can spend some time relaxing in the oceanfront pool or just lounging on the pool deck. Of course, since you are in Miami Beach, you probably want to spend some time on the beach as well. You will be happy to know that you are only steps away from the sand at Villa de Mare. In addition, the beach has cabanas that you can use.

The building offers 24hr security as well as a concierge. There is valet parking, and the units have spaces enough for three cars. There is even a car wash area available in the garage. The building also offers a sauna and a treatment room. Those who like the idea of keeping in shape or of getting into better shape can make use of the onsite gym.

Great Features in the Residences

While the features of the building are certainly important, you also want to make sure that you are in a building that has fantastic residences. You will soon see that Villa de Mare has some features that you can’t find in other buildings. One of the most impressive, and more important for those who truly value their privacy, is the fact that there is only one unit on each floor. This means you are not going to be sharing your walls with neighbors.

The units are very large too. They range in size from 4,600 square feet to more than 5,400 square feet. The units also have terraces that are more than 1,400 square feet. These terraces can provide you with some stunning views. They are great if you want to head outside and relax or entertain.

The homes have granite countertops and backsplashes, as well as European cabinetry and finishes. The kitchens have multilevel islands, modern appliances, impact glass on all of the windows, and smooth ceilings. There is also venting from the bathrooms and kitchen to the outside.

An Unbeatable Location

In addition, you are going to adore the location. Villa de Mare is on Millionaire’s Row, so you will always be close to the areas of Miami that you need to visit. Whether you need to head downtown, to South Beach, or Fort Lauderdale, it’s only minutes away. You can find shopping, dining, entertainment, and more just a short distance away.
Keep in mind that the units here go fast. If you see something that interests you, it is a good idea to speak with your real estate agent quickly.

Condos Not Selling as Fast in Miami

By Sunny Isles Real Estate Expert on January 20th, 2017

Brickell condos for sale

While the condos in South Florida are still selling, some say they haven’t been selling quite as fast as many sellers would like. This is due to the slight slowdown that the residential market has been experiencing. Currently around 77% of the units in the preconstruction market have sold, but some see this as being too slow. However, it is important to realize that the units are still moving. They are still being sold, but it’s happening a bit slower than the developers want.

Loss in Buyers

The sales of both currently built and preconstruction condos have dropped over the past several years by several percentage points. The slowdown varied based on the building, location, popularity, brand, marketing, etc. Some have only dropped by a single percent, while others are down around 10%.

Brickell and Miami River condos are reporting that around 85% of the area’s units have sold. Condos In Downtown Miami have sold around 70%. In North Miami, Key Biscayne, and Coconut Grove the number is reaching 90%.

The buyers that developers have counted on in the past, namely those from the northeast and those from Latin American, are not buying as much as they were. Those in Latin America are contending with a stronger American dollar now, and many countries in that region have internal problems. Even though they aren’t buying as much as they once were, they are still buying and renting more often.

Experts believe things are going to be changing though over the course of the next year. They see the Brazilian real as getting stronger against the dollar. They predict that they will start to see a larger number of Brazilian buyers when that happens. Another one of the reasons that professionals believe more purchases will be coming soon is because of the cost of the rents. In some cases, the rent can be as high as $75,000 a month. The renters will quickly see that it makes far more sense to buy one of these properties rather than to continue renting.

What About the Remaining Buyers?

For the buyers, this appears to be some very good news. It means there will be more of a surplus in units available, which means they will have more choice available to them, and they should also be able to negotiate for better prices. While the prices certainly aren’t dropping like a rock, they are starting to come down a bit. The sellers should still be able to make a decent amount when they sell a home, but the buyers should start to see some better deals coming to the market.

This is especially true of the condos that are already on the market and that are for sale by owners. The preconstruction condos that are for sale in Miami, while they are suffering from a slowdown, will likely not see any drastic price drops, at least not unless the market takes a deeper dive.

Whether buying or selling, always keep a lookout on the market to know when the best time to make a move will be. It’s the smart thing to do.

Call our office today – 1.305.998.9922 – to consult with Leon Bell – one of the top realtors in Miami, vice president of One Sotheby’s International Realty Sunny Isles Beach branch.