|My name is Henry B. Nathan, and I am a Florida Real Estate Agent, This website is a user-friendly place, and a showcase of Florida affordable homes as well as Florida Luxury Homes, and Florida Luxury Condos. Valuable information is one click away if you search for Aventura real estate, Hallandale real estate, such as the Beach Club condos in Hallandale, Hollywood real estate, Sunny Isles Beach waterfront condos, Miami Beach real estate, or Fort Lauderdale condos and South Beach luxury homes. Use my HOME SEARCH tool to browse through Florida Homes for Sale, Florida Condos or Florida Townhomes. Get a free and updated access to the Florida MLS or use our online tools:CONDO SEARCH, which allows you to search by
BUILDING NAME, or look for SINGLE FAMILY HOMES. Read interesting real estate news and tips. Throughout many years, many clients have been assisted in their real estate transactions with honesty and efficiency. I work very hard to provide a friendly, enjoyable and stress-free experience. I am multilingual and can communicate in English, French, Spanish, Portuguese, and more. When you are looking to purchase a Florida real estate property, you need to be guided by a professional familiar with all South Florida cities and neighborhoods.
I will present you with numerous options of locations, buildings and homes, so that you can choose what better fits you. Meanwhile you can browse and search on this website. Check our FORECLOSURES-SHORT-SALES section, where you can find good deals in condos for sale in Aventura, Hallandale condos, Hollywood Beach condos, Ft. Lauderdale real estate, Miami Bach condos, South Beach real estate. Don't miss our LUXURY PROPERTIES , which present you with all available luxury homes for sale in South Florida. If you would like to know more about South Florida, click on: LOCATIONS/.. I am a specialist in international business and I have assisted many foreign buyers in search of Florida vacation homes, residential investment properties, or COMMERCIAL PROPERTIES.
Hollywood Preconstruction Condos Information
Condo experts say sales slowdown won't lead to another crash in Miami
Not every condo project will be built if sales keep slowing
Many of South Florida's leading condo experts said a slowdown in sales will likely prevent some projects from breaking ground, but the long term view for Miami's condo market remains positive and another meltdown doesn't appear imminent.
The Urban Land Institute brought the region's leading condo builders and designers to Miami on Tuesday for a condo market symposium at the Four Seasons Hotel Miami in Brickell. Everyone acknowledged that the sales pace for new units has slowed, and it appears the strengthening of the dollar against foreign currencies is to blame.
Alan Ojeda, CEO of Rilea Group; Carlos Rosso, president of the Related Group's condo division; Ugo Colombo, founder of CMC Group; Kevin Malony, principal of Property Markets Group, at the Urban Land Institute Condo Market Symposium.
Kevin Malony, principal of residential developer Property Markets Group, said nine months ago he spoke with a contractor who had nine jobs under contract, but he recently spoke to that contractor and he's down to three jobs because some projects fell through. Still, he's not worried about the market.
"You are not in an economy where real estate in Miami will have a downturn, unless you believe we will have a national housing crisis," Malony said. "There's a lot of stuff that isn't going to get built. The first-time developers who are building in fringe areas, a lot of those won't go through pre-sales."
According to CraneSpotters.com, there are 16 condo projects in South Florida that are no longer proceeding as planned because they were canceled, went back to the drawing board with their plans, or converted to apartments. That's Gulfstream Park Tower, Ion East Edgewater, Six Midtown Miami, the Bath Club Estates, Icon Las Olas and Panorama Tower. The latter two projects switched to rentals.
Malony said some projects may have to wait until construction costs stop rising and actually come down a bit before they are financially feasible.
Carlos Rosso, president of the Related Group's condominium division, said the development that came in Miami is more like a marathon than a sprint. He believes Latin American investors will accept these currency exchange rates as the new normal. They are still buying condos in Miami, but perhaps closing on one condo instead of several units. Meanwhile, the Related Group is traveling to more countries to lure buyers and has had success in Spain and Italy. For its Broward County projects and in Coconut Grove, Rosso said it's attracted locals and northeasterners.Sponsored by
When asked whether they would lower the deposit requirements below 50 percent, the developers said they were holding the line.
"Starting a new project, I don't think anybody will reduce deposits from 50 percent," said Ugo Colombo, founder of condo developer CMC Group. "When you cover our financing and cover enough sales where a project is safe, and now you are targeting a local buyer who wants a 70 percent mortgage and a unit ready in six months, then it makes sense to reduce the deposit."
Rosso said the Related Group has reduced deposits for a select number of units to sell out the final batch of units in a project that's well under construction. For instance in SLS LUX Brickell, the Related Group sold out the final 20 units with 30 percent down so it could hurry up and tear down the sales center and build the parking garage, Rosso said.
When it's time for buyers to close in Related Group projects, the overwhelming majority are paying cash without financing, Rosso said.
"It's good for Miami. It's a market where buyers won't owe money to a bank," Rosso said. "People won't sell units because the economy dipped because they don't owe money to anybody. Today they can rent it and make a good return, three or four times more than in their savings accounts in the United States."
Since the major of new condo projects started construction in 2012, it's too early in the cycle to say it's another bubble, said Anthony Graziano, senior managing director, Integra Realty Resources. He doesn't expect there to be an oversupply of units like in 2007 and 2008 based on what's currently under construction.
"If I have any concerns about the market today it has nothing to do with the condo inventory.," Graziano said. "The biggest risk is rental inventory and supply pipeline; not at the city level but at county level with the amount of rentals under construction and the rent they expect [to charge]."
The rental rate increases in Miami are more than 5 percent annually, compared to a national range of 2.5 percent to 3 percent, and that's led to a rush of institutional investors funding apartment construction here, Graziano said. This will impact the downtown Miami condo market because many international investors choose to put their units on the rental market, he said.
There's a big demand from tenants for apartments and rental condos, but the rate increases may not be sustainable, Graziano said.
"The average rent downtown is $2,500 to $3,000 per month and that is a big number," Graziano said. "You need to count on serious high wage employment growth to make that."
Some developers are using unique designs to maximize the sales potential at their projects. Gil Dezer, president, Dezer Development, said that the car elevators at Porsche Design Tower in Sunny Isles Beach - where cars are elevated directly into the condos - isn't just a cool feature, it's a way to generate extra salable square footage. "Other developers are giving away parking for free and we charge for it by putting parking inside the unit," Dezer said.
Normally developers don't charge for the balconies because they're considered "common areas." Porsche Design Tower will have 10 -foot by 15 -foot plunge pools on all of its balconies, and ask buyers to pay for them. If a buyer doesn't want to buy the balcony, the developer can blank out the pool, but no buyer has opted out of a balcony so far, Dezer said.
"The way the world is going we need to look at the efficiency of our floor plans to make sure the buildings are sound," Dezer said.
Alan Ojeda, CEO of Rilea Group, said traffic congestion is one of the main obstacles for building in downtown Miami, especially since the county's public transportation system is outdated.
"There's not one single city in the world that's important that doesn't have a lot of public transportation," Ojeda said.
Miami-Dade County Mayor Carlos Gimenez spoke to the conference about his plans for mass transit and said he hoped to announce some major projects in the next few years. Building a Bay Link from downtown Miami to Miami Beach is a top priority because those are the most heavily visited and most dense parts of the county, he said. The county is negotiating with CSX to acquire the right of way to a rail line that leads to the Kendall neighborhood for a light rail passenger service.
Gimenez said expanding the Metrorail is too expensive at about $200 million a mile. He's looking for less expensive alternatives, such as light rail and rapid bus transit with dedicated lanes. The county is also identifying the busiest commuting routes and working to improve the traffic light synchronization. Gimenez said he aims to improve bus service by eliminating unnecessary stops, putting new buses into service, and letting riders track buses on mobile apps.
Alice Bravo, director of Miami-Dade County Transit, said the county is actively pursuing transit oriented development around its existing public transit stations. She hopes to work with the private sector on expanding public transit and redeveloping stations.
Many people at the ULI conference were concerned about how sea level rise could impact new condos. Gimenez said the county plans to spend $13 billion revamping its water sewer system and it recently hired a chief resiliency officer to address the impacts of sea level rise on its infrastructure.
Another major challenge for building residential in downtown Miami is the lack of nearby schools, which makes it difficult for families with kids to move in. Jaime Torrens, the chief facilities officer for Miami-Dade County Public Schools, said the district is working to find options for a school downtown, whether on public land or inside a high-rise building.
"We want to make sure there is an opportunity [for schooling] downtown because it's very convenient for young parents," Torrens said. "We welcome the opportunity to work with developers who are open minded and view a school presence in their facility as an asset."
Nov 10, 2015 - South Florida Business Journal
Miami New Construction News
Chinese developers will seek $350M in EB-5 funds to build Brickell towers
A team of Chinese developers wants to raise up to $350 million through the EB-5 visa program for a two-tower project in Miami’s Brickell financial district.
The EB-5 program allows foreign nationals who invest at least $500,000 in projects that create at least 10 jobs to get on a fast track for U.S. residency.
The $875 million project by China City Construction International Co. (CCCC) and American Da Tang Group is in the planning stages. In October, Chun Wo Development acquired a 45 percent stake in the venture that owns the 2.78-acre site at 1420 S. Miami Ave. for $40 million and said it has the potential for 3.2 million square feet of development.
The developers of the project, dubbed CCCC Miami Towers, have yet to announce the final square footage and height. North Miami attorney Roger Bernstein, who represents the privately-owned EB-5 Regional Center called American Life Investments in the process, said the towers would have a mix of condos, retail, hotel rooms and office space.
“They have more than enough money to finance this without EB-5 but they feel it will be important to make a bridge between Miami and China and it will help them in condo sales in bringing Chinese investors to South Florida,” Bernstein said. “CCCC are incredibly important developers and contractors in China. They are a household name and have a sterling reputation in China and that will surely help in their marketing efforts.”
South Florida brokers have been trying for years to attract more Chinese buyers to the market, with limited success. The largest sources of foreign condo cash has been Latin America, followed by Europe, but China and its expanding upper class offers tremendous potential to snap up units in Miami. This project is moving forward as many other new condo projects in Miami are experiencing a slowdown in sales, partially tied to the strengthening of the U.S. dollar against foreign currencies.
Bernstein said it should take six to eight months for the project to win approval from the private EB-5 Regional Center. Since the application was filed before Sept. 30, he believes that any possible changes to the EB-5 program by Congress won’t apply to it.
Arquitectonica is designing the towers. Bernstein said the developers are working with the city and county on some issues before they seek final approval. Bernstein co-owned the private EB-5 Regional Center.
This project is not working through the City of Miami's EB-5 Regional Center.
Read on Nov 9, 2015 in the South Florida Business Journal
|Among the most luxurious
Hallandale Beach Condos, and Sunny Isles CondosAs an Aventura Realtor and a Hallandale Realtor, I usually recommend the Beach Club as a great option. A new condominium complex right on Hallandale Beach, it consists of 3 buildings right on the sand, on 9 acres and 800 feet of ocean frontage. Tremendous amenities make the difference at the Beach Club in Hallandale. 7 pools, great direct ocean views from the large deck areas, a restaurant, a wonderful spa, a professional two-story gym, modern social areas, the Beach Club Condos are full-service buildings.
Residents of the Beach Club in Hallandale love the overall atmosphere of a world-class beach resort. Beach Club One and Beach Club Three Condos are twin 44- floor structures. Beach Club Two, with 51 floors has some of the best water views. In general, most of the units have either ocean or intracoastal views. As a Beach Club Realtor, I recommend you to check inside the Beach Club Condo units, where top brands appliances, European style kitchens and bathrooms, hurricane-proof windows, complement the overall value.
Millionaire migrations: Where do they go?
NEW YORK – Aug. 4, 2015 – The United States, United Kingdom, Singapore and Australia are seeing an influx of millionaires, according to a report from New World Health, which in conjunction with LIO Global, completed a review of worldwide millionaire migration patterns.
The report compared the principal location of about 60,000 global high-net worth individuals in 2000 with the same sample in 2014. "Millionaires" were defined as "high-net worth individuals" with net assets of $1 million or more, excluding their primary residences.
The United Kingdom had the highest number of high net worth individuals immigrating from abroad. The majority came from Europe, Russia, China, India, the Middle East and Africa.
More high-net worth individuals are also coming to the United States, notably from China as well as the United Kingdom, India and Russia.
"Wealthy people in emerging markets such as China and India want their children to grow up and go to school in the U.K., U.S.A., etc.," says Andrew Amolis, head of research at New World Wealth.
Singapore is also receiving one of the highest migrations of high-net-worth individuals, particularly from China, India and Indonesia, while Australia is seeing its numbers rise from India, China, Indonesia, the United Kingdom and South Africa.
From FloridaRealtors.org – Aug 4, 2015
Miami Beach Real Estate News
Hallandale Real Estate News
Westin Diplomat Resort & Spa will be renamed Diplomat Resort & Spa.
Thayer Lodging Group will drop the 'Westin' and rename its new property The Diplomat Resort & Spa.
The company announced Tuesday night that the former Westin Diplomat Resort & Spa will be part of Hilton Worldwide's new luxury Curio collection of four- and five-star hotels and get its new name in October. The company said it will also spend $100 million in upgrades for its new properties.
“We are pleased to have a property of this stature join the Curio Collection,” said Dianna Vaughan, global head of Hilton's Curio collection in a news statement.
The Diplomat Resort & Spa is listed as an upcoming hotel on the brand's website.
Thayer acquired the Westin Diplomat hotel, spa, beach clubs, marina, golf course and nearby developable parcels in a half-billion-dollar deal last week.
As previously reported, Thayer Lodging Group purchased the 998-room hotel property at 3555 S. Ocean Drive in Hollywood for $460 million, open parcels adjacent from the hotel for $55 million and the Westin Diplomat Golf & Tennis Club for $20 million.
From: Sep 3, 2014 South Florida Business Journal
Sunny Isleshas seen drastic changes in less than a decade. Once a long strip of motels, built in the 50's, it is now home to magnificent high rise Sunny Isles Beach condos. Almost overnight, shops, cafes, restaurants, have made Sunny Isles a fashionable and coveted location. Large condominiums, built in the 70's, such as Winston Towers, Plaza Americas Condos coexist with the new giant structures: Ocean 1, Ocean 2 Condos, Ocean 3, Ocean 4, the Pinnacle Condos, Turnberry Ocean Colony, Acqualina Condos, The Jade Ocean, The Meridien Condos, Millenium Condominiums, The Trump Palace, Trump Towers, Sands Point Condos, Sayan Condos, are just a few in the growing Sunny Isles Condos' skyline. More affordable but still very good options are La Perla Condos,The King David Condos, Porto Bellagio; across from the beach, the Coastal Towers, Arlen House Condos.
In Fort Lauderdalesome new developments draw out attention. Alongside the New River, the River Grand is an example of posh living. Traditional luxury features, such as expansive social areas, lavishly decorated, billiard ad card rooms, fitness center, blend well with state-of-the-art elements, such as floor-to-ceiling windows, large terraces and balconies, marble and granite generously spread on floors, kitchens, and baths. The Nu-River Landing condominiums attract a younger crowd with modern appearance and architecture, a wonderful roof-top pool area, basket ball courts, and the electronic gimmicks you could ask for as far as high-speed internet, central controlled air conditioned, modern gyms, executive rooms and more. Las Olas Riverhouse is another notable venue on the River, as well as the gorgeous riverfront Symphony Condominiums building. If we want to talk top high-end properties, the Harbourage Place, in Harbor Beach is the place to be. I also like Il Lugano condominiums, a new construction, with boat slips, a boaters' paradise. The two L'Hermitage condo buildings, right on the beach, are some of the most desirable options in Fort Lauderdale real estate.
Hollywood Preconstruction Real Estate Information
CoreLogic: Home prices move higher in April
from FloridaRealtors.org - June 2, 2015
CoreLogic's April 2015 Home Price Index (HPI) finds that home prices (including distressed sales) increased by 6.8 percent year-to-year in April 2015 compared with April 2014. It's the 39th month in a row for year-to-year price increases.
On a month-to-month basis, home prices nationwide increased 2.7 percent in April.
The CoreLogic HPI Forecast indicates that home prices will rise by 5.3 percent over the next year. Excluding distressed sales from the calculation, home prices are projected to increase by 4.9 percent by April 2016.
"For the first four months of 2015, home sales were up 9 percent compared to the same period a year ago," says Frank Nothaft, chief economist for CoreLogic. "One byproduct of the increased sales activity is rising house prices, and, as a result, month-over-month home prices are up almost 3 percent for April 2015 and up more than 6 percent from a year ago."
"Old fashion supply and demand, fueled by historically low mortgage rates and improving consumer finances and confidence, continue to push home prices up," said Anand Nallathambi, president and CEO of CoreLogic. "Over the longer term, household formation, up by more than one million over the past year alone, will drive down vacancy rates and create tighter housing markets in many metropolitan areas. This should provide the necessary underpinning for rising prices for the foreseeable future."
April 2015 highlights
Sunny Isles Estate News
Searching for Florida properties for sale?Are you looking for that relaxing, beach-side resort or do you prefer luxury condominiums in South Florida ? Are you looking for a family friendly South Florida condo for sale?
Sunny Isles Beach real estate is one of the most coveted in South Florida. Numerous choices, a long stretch alongside the beach, provide many great options of Luxury Waterfront Condos in Sunny Isles Beach.
We are seeing new construction and pre-construction projects oriented to the high-luxury segment.
The Jade Signature is an outstanding example, as is the Porsche Design pre-construction building, where you will be able to park your car at the door of your apartment, in the highest floors.
Mansions of Acqualina is another perfectly designed sample of Italian art right in front of the beach.
Regalia, a one-apartment-per-floor pre-construction project, is geared to million-dollars buyers.
The Jade Signature will be another great architectural design of Carlos Ott.
Add this to the recently completed or to be completed St Tropez in Sunny Isles, the Jade Ocean and the Jade Beach, the Sole and the 3 Trump Towers.
Now letâ€™s check what is already existing.
Some outstanding buildings: The Acqualina Condos, which is considered as one of the highest quality properties in Sunny Isles Beach . at 17875 Collins Avenue.
The Jade Beach and the Jade Ocean, upscale construction, wonderful architecture, new waterfront Sunny Isles Condos.
The Trump Royale, the Trump Palace, the Trump Sonesta, and the three new Trump Towers at the South end of Sunny Isles Beach are great options.
The Pinnacle with a very distinctive silhouette, on 175th St. and the beach, was for a long time a Sunny Isles landmark, famous for its elegance and luxurious condos.
The Millenium condominiums, built in 2000, at Collins and 187th Street.
On 173th Street, the Ocean Four, recently completed, is the last of a series of luxury condo buildings in Sunny Isles. The Ocean Two and Ocean One condos, at the very North end of Sunny Isles Beach, are a favorite of luxury beachfront condos buyers. Specially Ocean Two with great amenities and common areas. Ocean Three, a few yards down Collins Avenue, on Sunny Isles Beach, are the next of the series.
Turnberry Ocean Colony on 160th Street and Collins had been considered by many as the top of Sunny Isles Luxury Condos. The property is right on Sunny Isles Beach, and its amenities and luxury are second to none.
We should also consider the Oceania series of buildings, of which some are right on the beach in Sunny Isles, and some across the street and facing the intracoastal canals. On 167th Street and Collins, La Perla Condos provide a good option of Sunny Isles Waterfront properties. Sands Point Condos, at the same location are also beautiful beachfront condos. On the lower price range, the Porto Bellagio condos, the King David condos, the Ocean View Condos, the Ocean Reserve; the Winston Towers at 174th Street and Collins, Arlen House Condos, are more affordable alternatives of Sunny Isles Beach properties.
The Poinciana townhomes on the water are a favorite Sunny Isles Beach real estate option. Other South Florida condos near the beach, can be easily found in cities as Aventura, Hollywood Beach, Hallandale Beach, perhaps the Beach Club Condos in Hallandale. Have you narrowed your search down to luxury condominiums to Miami Beach Real Estate? Did you think about South Beach Properties?
Owning a condominium in the Miami Beach area will place you near the famous South Beach area and it world-famous restaurants, bars, discos, Lincoln Road, and Ocean Drive. Luxury condominiums can be found for sale at Millionaire Row, Indian Creek.
Great condo buildings can be found at North Bay Village, a 10 minutes drive from the Beach.
If you would like to be a little closer to Bal Harbour and its famous Bal Harbour Shoppes, you can find many new, as well as well maintained condo buildings in Bal Harbour at now much affordable prices. Bal Harbour Condos on the beach include some newer buildings such as the One Bal Harbour condos, or the venerable Balmoral Condos, all marble and space, with some great Bal Harbour apartments with wonderful water views. The New Harbour House condos, which are a condo conversion, are the result of gutting a rental building and converting it to a condominium community. Driving South of Bal Harbour, Surfside Real Estate is in a coveted location, with good walking traffic, restaurants and stores, as well as its Surfside condominium buildings right on the beach, such as the Waverly Condos, the Champlain Towers Condos, three attractive buildings, right on the sand. A new condo building, the Azure Condominiums, is an good alternative.
Other Surfside Condos to mention: The Wave Condos, the Manatee Condos, the Spiaggia condominium building, which has been completely gutted and redone. Surfside offers a small town setting which also includes some older Surfside single family homes. South of Surfside, Nobe condominiums can be a good alternative. Nobe or North Beach is an area alongside the ocean, with a stretch of restaurants and entertainment places, blending with the North Beach condo buildings. Luxury Miami Beach condos are an exciting blend of modern and old rehabilitated buildings.
The Blue Diamond condos and the Green Diamond condos, the Fountainebleau condos, the Canyon Ranch condominiums, and many other Miami Beach condo buildings are some of the newer Miami Beach condo developments. Great opportunities are waiting for you since the turn of the market has brought to the market many Miami Beach real estate opportunities, Miami Beach foreclosures and Miami Beach short sales.
If you go further South, you will be able to choose between the older, but now affordable condos in South Beach, or if you can afford it, the high-class condo buildings such as the Continuum condos, the Apogee condos, the Murano at Portofino condominiums, the Icon South Beach condos, the Setai condos, the Il Villaggio condos.
Traditional buildings at the cozy location called Belle Isle are an affordable yet wonderful option in South Beach real estate. Close to Lincoln Road and South Beach lively environment, you will be right at the center of the action, living in an affordable Belle Isle condo. We can present you with different alternative of foreclosure deals, short sales opportunities but, in general, motivated sellers constitute some of the best South Beach real estate buying opportunities.
Florida Condominiums for Sale as an Investment . Florida is one of the premier retirement areas in the world. With its temperate climate, variety of Atlantic and Gulf shore beaches, and plethora of pleasure activities, no wonder it's such a desirable place to own a piece of South Florida Real Estate.
Planning your retirement? It is never too early! Do you see retirement a long way down the road but want the security of owning a vacation villa in an upscale environment like in the Sunny Isles Florida area near Aventura?
Owning your own South Florida property will give you the security of knowing there is always a place for family vacations awaiting you. Amidst your busy life, think of how hassle-free your next vacation will be. No more booking those reservations months in advance or trying to find just the right lodging at the last minute or around peak holiday season. Hallandale Beach Condos can also be a great refuge, with all these entertainment venues, such as the Gulfstream race track and Casino, the new Village at Gulfstream, the shops at Diplomat Mall, restaurants for all tastes and budgets, the beach and the stunning views on the intracoastal waterway, the proximity to Aventura Mall and Downtown Hollywood.
Renting Your Luxury Condominium in South Florida
Owning your own piece of Bal Harbour, Florida real estate will give you the option of using it for you and your family when you choose or renting it to some of the millions of tourists streaming to Florida. You can choose either to be in charge of the advertising and renting details or hire a real estate management company to take care of the details for you. Weighing the pros and cons is important. You will take home more profit being in charge of the vacation villa rental yourself but you will also have to deal with the worries that go along with rental properties. Putting yourself in charge, however, will give you the ability to negotiate deals with your customers and will also allow you to offer specials of your choosing at the best price.
Luxury Condominiums in Aventura
So, youâ€™d rather not take the plunge to own a Florida condominium just yet. Thatâ€™s alright. Some people could choose to rent first which will give you great insight into location and market. Looking for condominiums to rent in all these attractive areas will produce many results. You will have many options from which to choose, all of which can place you near Disneyworld and other major and lesser-known tourist activities. Along with the various opportunities to rent, Aventura Condos and Sunny Isles Beach Condos can offer wonderful opportunities.
Bal Harbour Condos, with the exception of a few new Bal Harbour condo buildings, are mostly in great buildings from the 70's which preserve all their grandeur and luxury, right on Bal Harbour Beach. Surfside Condos give you the opportunity to live in a small city, which has preserved their most beloved wealth, which is the beach. Surfside condo buildings are limited in their height. Surfside streets are friendly and you will notice that it is more of a walking city. Whatever your choice, buying or renting Florida condominiums, you will never regret the once-in-a lifetime opportunity now that prices are at a very low level.
In Hallandalethe three La Mer Condo buildings and the Parker Plaza , right on the beach, have been superbly remodeled. The four Hemispheres buildings on both sides of Ocean Drive are known for a busy social life at the pool deck. The Parker Plaza and Parker Dorado have been partially renovated and are affordable options. The Malaga Towers Condos are a well kept luxury complex on Hallandale Beach. 2080 Condos on the beach attract many foreign buyers. Speaking new construction, the BEACH CLUB is the outstanding value: At the Beach Club you will find great amenities, and beautiful oceanfront pool decks. Their main spa (they have three) is stunning. Wide open ocean and intracoastal views through their floor-to-ceiling windows and glass doors. The 2080 Condominiums in Hallandale are a relatively new construction. They offer nice condos right on the beach, and a balance between luxury and affordability. A few blocks away from the Beach, at the Diplomat Shopping Center, the new DUO twin towers are a great addition to Hallandale Condo market. On the Intracoastal canals, at Three Islands and Golden Isles Drive, consider older but affordable and well maintained buildings such as Oceanview Tower Condo, or the Olympus complex. Golden Isles is a waterfront community of luxury million-dollar homes, most of them with a dock and ocean access. Golden Isles is a great option for boaters who need ocean access; a good location at the limit between Broward and Dade, close to Aventura, Gulfstream Racetrack and Casino, convenient entertainment and shopping areas.
Hot housing market sparks bidding wars
Buying a house these days can mean putting up a fight. A surprisingly strong housing market this spring has put more homebuyers in the middle of bidding wars in South Florida, buyers and agents say. The race for a place is especially heated for families seeking homes from $200,000 to $400,000, which are harder to come by.
"The words 'Make your highest and best offer' are like nails on a chalkboard," said Judy Trudel, a buyer's agent in Broward and Palm Beach counties.
Sean Zamora is typical of many exasperated buyers. The 32-year-old charter manager for a yacht broker was outbid on four houses in Fort Lauderdale, even though he offered near list price. He suspects that asking the sellers to pay closing costs was the deal-breaker each time.
"It was just a big pain," said Zamora, who eventually bought a two-bedroom home on the east side of town. "You just have to deal with it. What can you do?"
Andy Constant figured he had some wiggle room on a three-bedroom Parkland home listed for $419,900. He bid $380,000, only to be told of another offer at $405,000.
Convinced that bidding eventually would stretch beyond the asking price, Constant and his wife, Rachel, wanted to stand out from the other buyers. So they offered $427,500 and wrote a personal letter to the seller, saying they pictured their son playing catch in the front yard and their daughter riding her scooter in the driveway.
"That was kind of the clincher," Andy Constant, 45, said of the letter. "It gave a personal flavor to the transaction."
The bidding wars are reminiscent of 2012 and 2013, when investors started buying properties in bunches after prices hit bottom. Buyers needing mortgages lost out to cash offers, while some buyers risked losing deals if they took longer than a day to make a decision.
Heavy demand helped give the once-reeling market a boost and led to double-digit price increases in Broward and Palm Beach counties. That pace, though, couldn't continue, and the market cooled in 2014.
Now buyer urgency is back, fueled by loosening restrictions on mortgages and young families eager to find something before the next school year starts, agents say. An improving job market and low mortgage rates also are contributing to the sales binge.
Palm Beach County sales rose 18 percent in April from a year ago, and the 1,743 transactions were the most in a single month since 2004, according to the Realtors Association of the Palm Beaches. Broward had 1,465 sales, up 10 percent from a year earlier, the Greater Fort Lauderdale Realtors said.
Real estate observers had hoped that higher prices would persuade more sellers to test the market, though buyers are still complaining about a lack of quality listings.
Agents say a market balanced equally between buyers and sellers has a six-month supply of homes, meaning it would take that long to sell all of the existing properties if no more were listed. At the end of April, Broward had a 4.8-month supply, while Palm Beach County was at five months, according to the local Realtor boards.
While the two counties are starting to see more lower-priced homes for sale, most aren't in move-in condition, agents say.
"It seems like all the good stuff on the market is gone, and now we're dealing with the listings that don't meet buyers' criteria," said Beverly Rothstein, an agent for Berkshire Hathaway Home Sales. "It could need a new roof or an updated kitchen, or it could be any one of 50 things."
Donna and Jim Stetson started looking for homes in northwest Broward shortly after the first of the year, taking a conservative, if not leisurely, approach.
After losing four houses to more aggressive buyers, the Stetsons zeroed in on a four-bedroom home with a pool and a lake view in the Westchester neighborhood of Coral Springs. The couple was determined not to lose another home and beat out at least one other buyer in offering $5,000 above the $349,900 list price.
"I hate bidding wars," said Donna Stetson, 58, a customer service representative for a software provider. "It's anxious and uncertain and just feels wrong. You give them a full-price offer and you still have to 'win' the house.
"It's not like the old days when you make an offer and get a counter. You know what you're dealing with. In a bidding war, you don't know what you're dealing with."
Keyes Co. agent Beth Patterson said one of her clients is struggling to find a home in her preferred neighborhood, Lauderdale Isles in southwest Broward.
Patterson said the client receives text alerts whenever one of the homes comes on the market. They rush over to look at it as soon as the property is available. In each case, the client lost out to a higher offer or the home already was under contract.
In this environment, agents say, buyers shouldn't get cute. If the home is in good condition and priced close to market value, it probably will attract multiple offers. A strong initial bid and few contingencies are the best bets for striking a deal.
From FloridaRealtors.org - June 1, 2015
Hollywood Beach Condoshave always been very popular with Canadian snowbirds. There are several condominium buildings in Hollywood, Florida, either on the beach side of Ocean Drive, or across the street, facing the Intracoastal Waterway. Can we mention on this side the Allington Towers condos, the Hallmark condos. On the beach side, right on the sand, let's mention The Wave condos as one of the well designed condo conversions on Hollywood Beach, as well as the Tides Condos, and the Residences of Hollywood. The Quadomain condo towers are also affordable buildings. The luxury developments of Diplomat Residences Condos, and Ocean Palms Condos and the Trump Hollywood appeal to buyers seeking the best options close to the Hollywood Broadwalk. A special mention to the Ocean Palms condos, a new luxury Hollywood building. Right on the Broadwalk, practically on the sand very few but deserving your consideration are buildings as La Playa Condos, or the Baker Tower condos.
|Conveniently located in Hallandale, Golden Isles is a gated community of 304 single family homes. Most are waterfront lots with deep water docks, on wide canals, and easy access to the Ocean. Amenities in Golden Isles include a park, tennis center, playground. For boaters, Golden Isles waterfront homes are some the best choices in Florida. Golden Isles offers a family neighborhood with superbly landscaped homes, many with beautiful architectural designs. Golden Isles is a short distance from Haulover Cut, and easy access to both Ft. Lauderdale and Miami airports. Aventura Mall is a 5 minutes drive, Hollywood Circle with its dining and entertainment venues, Gulf- stream Racetrack & Casino, Mardi Gras Dog Track/Casino, the shops at Diplomat Mall, are exciting options. And of course: Hollywood Beach boardwalk and the cafes and bars on the intracoastal you can reach by car or with your boat and sip a drink while watching a magnificent South Florida sunset.|
What is exactly my function as a Florida real estate agent?Essentially matching buyers with their ideal property. Taking account of age, motivations, way of life, and many other considerations, I must make sure that my client will effectively enjoy living in his Florida property. Regardless of the potential of investment gains which are an important factor, if I know that my client will use the Florida Condo or Florida home only as a Florida rental property, I will direct him differently than another client who is primarily looking for a South Florida vacation home or Florida vacation condo. The education of my real estate clients starts by giving them a chance to discover within all South Florida real estate locations, what better fits their needs. Not only bargain price are essential; Florida Real Estate Agents should always make sure that their clients will enjoy their new home, or if it is a Florida Investment Property, make the most of their new South Florida Property to maximize their future profits or income generation. Showing my clients the tremendous quantity of real estate South Florida Realtors are offering through the Florida MLS system on my website, I make sure buyers of South Florida real estate will get the most valuable MLS information. While I assist my clients with their Aventura real estate needs, I always try to locate the best Aventura Condos or Aventura Homes. Sunny Isles Condos and Hallandale Condos are also on the top of my priorities. Choosing an Aventura Condo, or some luxury Sunny Isles Beach luxury condo without the help of a South Florida area specialist is not the best recipe for success.
Investir a Miami - Agent Immobilier Miami Henry B. Nathan is an experienced Hallandale Realtor and Sunny Isles Beach Realtor, and has a great knowledge of both Dade County real estate and Broward County real estate. Since I am strategically located in Hallandale Beach, I will of course enlighten you with the best Hallandale real estate opportunities; especially the magnificent Beach Club Condos in Hallandale. And at the same time, I can show you the best Hollywood homes for sale, or Hollywood Beach Condos
United Realty Group - Henry B. Nathan is a specialist in Foreign Buyers. If my client is a seller looking to sell his South Florida Condo or South Florida home, I can offer him the most advanced technology and methods, and an outstanding exposure to get his South Florida Condo or Home on the market in the shortest delay, conveniently displayed to the largest quantity of South Florida property buyers.
Although I specialize in Hallandale Florida real estate, I can assist my clients with any and all of their needs in the South Florida area. Prices kept their descending tendency during 2008 and beginning of 2009, in Miami real estate, as well as Miami Beach Real Estate. In Brickell Short Sales and Brickell Foreclosures, there are many great opportunitiesWhy not make the most of the present buyers' market? I can search on your behalf all of the South Beach real estate for sale, as well as Surfside real estate, to find the best deals in South Beach foreclosures and short sale propertie. With prices being reduced so quickly, not only Miami Beach real estate sold as short sale or foreclosure is attractive; Very often, we are finding motivated sellers of South Florida real estate who understand the buyer's market and are ready to negotiate incredible opportunities to purchase real estate in Miami.
I am constantly educating our customers on the fact that they should not assume that real estate in Sunny Isles is best purchased as Sunny Isles short sales or a Sunny Isles Foreclosures. South Florida Short sales and Foreclosures situations could have many pitfalls. I have seen buyers locate Hollywood-Florida properties and Hollywood Beach real estate situations where a seller wants to cash in the small equity still available in his property, and is just not in a distressing or foreclosure condition. Many South Florida oceanfront properties are being gradually absorbed by out-of-town buyers taking advantage of this once-in-a-lifetime-opportunity to own an oceanfront luxury condo in South Florida. Even new homes in Pembroke Pines, or homes in Weston, or Coral Springs homes can be acquired in the same manner. The best real estate in Aventura will not usually be a foreclosure property, but motivated sellers with Homes for sale in Aventura . In Sunny Isles Beach, we have noticed the same pattern. And so many great Sunny Isles luxury condos, on the beach, or across the street from the beach are being sold at prices often half of what they were a couple of years ago.
FORECLOSURES AND SHORT SALES IN SOUTH FLORIDA. Many of our international and domestic clients are asking about Hallandale real estate and Hallandale short sales opportunities; as well as real estate in Aventura and Aventura foreclosures. While it is true that a buyer's market has created a substantial amount of inventory in the form of both short sale properties (properties in which the home value is less than the outstanding mortgage loan.) and foreclosures, this does not necessarily mean they are a good buy. However, they constitute a good field for a search of South Florida foreclosures and South Florida short sales.
Of course, the condition of the property is an important factor. Imagine a seller who is almost sure to end up losing his condo. It often happens that the property is neglected during these long months of uncertainty. No money will be invested by its owner and repairs will be reduced to a minimum. It's not as often as you imagine, but homes could sometimes be deliberately damaged or stripped of accessories and appliances. These are issues that affect the marketability of the property; and while they have to be factored in when presenting an offer for a South Florida Short sale, they can also be a great negotiating asset. Banks do not want to invest a penny in a distressed property. Therefore, many prospective buyers will refuse to even consider a property where they would have to invest time and money to fix and repair. That will automatically limit buyers presenting offers. And a smart real estate investor knows that for every dollar spent repairing a home, he might get a reduction of two or three dollars in the purchase price. In all cases, if you are shopping for a South Florida short sale you better be prepared to be patient. If you are in a hurry or have limited resources, most short sales are not going to work for you.
They typically require far more effort on the part of all parties involved and can be very cumbersome and frustrating. In the Sunny Isles Beach area there are many Sunny Isles Beach Condos going through this process right now. They range from Luxury waterfront condos in Sunny Isles, luxury homes in Golden Beach, Waterfront homes in Golden Isles, to Miami Beach or South Beach Condos. The economic downturn has affected homeowners in all parts of South Florida and at all price levels. I try to recommend that our clients look to purchase homes that are not South Florida short sells but great values directly from motivated sellers. These are usually the best prospects for finding great Hallandale Real Estate, and good values in all South Florida real estate. If you think you might be a candidate for purchasing a short sale property or a foreclosure please let me know. I have a good experience in both selling and buying these types of properties in Aventura and Hallandale, as well as Fort Lauderdale and Hollywood Beach.
Henry B. Nathan
South Florida Real Estate Information
Middle class finds it harder to buy a South Florida home
It's getting harder for the middle class to buy a home in South Florida. Buyers needed to earn $59,869 a year to afford a home that cost the median price of $269,100 in March in Broward, Palm Beach or Miami-Dade counties, the website HSH.com reported.
That's $1,438 more than three months before – when the price of a median-priced home was $4,100 less, according the online publisher of mortgage industry data.
The figure includes principal, interest, taxes and insurance on a median-priced home. It assumes a 20 percent downpayment and no more than 36 percent of gross income used for housing costs.
"It's good news if you are a home seller – but not if you are a buyer," said Keith Gumbinger, an HSH.com vice president.
He blamed South Florida's rising home prices and higher insurance costs for making the three counties less affordable for homebuyers.
Home insurance costs in Florida were up about $700 in a year, Gumbinger said, citing the latest data from the nonprofit Insurance Information Institute in New York. The institute releases insurance costs only by state and doesn't break down regional costs.
It costs $2,084 a year to insure the median-priced home in Florida, he said – the highest in the nation.
Many South Florida homebuyers are stretched financially because wages are lower here than the national average. Median household income in South Florida was $46,946 in 2013, $5,304 lower than the national average, the U.S. Census Bureau reported.
There was some good news, however, Gumbinger said. The average 30-year mortgage rate dropped in the first quarter to 3.87 percent in South Florida, down from 4.09 percent three months earlier, according to the website. But mortgage rates are on the way up across the country. The average rate nationally on a 30-year fixed-rate loan this week was higher than a year ago, Freddie Mac reported Thursday. Even before that, Gumbinger said, lower interest rates didn't offset South Florida's higher insurance costs and rising home prices.
His website looked at home prices, mortgage interest rates, insurance and property taxes in 27 other metro areas that are the largest in the U.S.
South Florida slipped from being No. 18 to No. 19 on HSH.com's affordability list.
The Cleveland area was the nation's most affordable metro area with buyers needing to make only $29,393.54 a year to buy a median-priced home, which cost $105,900.
In contrast, San Francisco was the most unaffordable U.S. metro area with a buyer needing $141,416.54 in yearly income to afford the median-priced home of $748,300, HSH.com found.
From FloridaRealtors.org - June 12, 2015
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