Miami Beach Real Estate Video Blogs por Adriana Faerman @ RealGreentrends.com

Adriana Faerman, broker inmobiliaria en Aventura, Florida; ahora ofrece una nueva perspectiva del mercado de bienes raíces de Miami Beach y playas vecinas. De que se trata?  La visión de Adriana con respecto al mercado de bienes raíces y a la venta de propiedades es diferente. Adriana presenta sus videos sin editar, los hace con naturalidad y sin miedo a dar su opinión. Algunos dicen que es simple y frontal, otros la critican y hay quienes simplemente los miran y aprenden. Lo que sí sabemos es que Adriana es franca y honesta. Ella ha transformado el modo en que se comercializan la residencias de lujo en las playas de Miami Beach, Bal Harbour, Golden Beach y Sunny Isles. Ella viaja por las calles y habla de la actualidad del mercado y de las últimas tendencias en cuanto al estilo de vida en estas ciudades. Su opinión, es importante. Por favor envíela a Adriana@realgreentrends.com .  Para otros video-blogs de Adriana haga click en el tab de video-blogs.

Que Pasa en Sunny Isles Beach en Noviembre de 2011? Informes de Ventas y Actividad del Mercado de Bienes Raices

La información que se incluye aqui puede cambiar sin preaviso y varia con el tiempo.

 Informe del Mercado para Condominios de mas de $500.000 en Sunny Isles Beach, Fl 33160

Sunny Isles Beach, Fl 33160

La temporada alta ya comenzó en Miami, al menos para mi antes de tiempo! Y extraño filmar mis video-blogs desde mi automóvil llevando a Uds las últimas novedades sobre el mercado de bienes raíces en Miami. Por ello, al menos hoy, voy a ponerlos al tanto de lo que sucede en Sunny Isles.

Precios Medios para el Codigo Postal 33160 en Sunny Isles y Aventura

Este informe incluye edificios como Turnberry Ocean Colony, Aqualina, Jade Ocean, Jade Beach y Trump

Ventas entre Octubre y Noviembre de 2011

• Precio Promedio de Venta $4800 el metro cuadrado
• Precio Maximo de Venta $8100 el metro cuadrado
• Precio Minimo de Venta $3000 el metro cuadrado
• Diferencia promedio entre el precio de compra y precio de lista -8%
• Cantidad de condominios de mas de $500.000 vendidos en este periodo 24

Ventas entre Octubre y Noviembre de 2010

• Precio Promedio de Venta $4000 el metro cuadrado
• Precio Maximo de Venta $6700 el metro cuadrado
• Precio Minimo de Venta $2800 el metro cuadrado
• Diferencia promedio entre el precio de compra y precio de lista -9%
• Cantidad de condominios de mas de $500.000 vendidos en este periodo 22

Mucha gente me dice que la situacion esta peor. Si mal no leo los numeros mas arriba me estan diciendo lo contrario. Como suelo insistir con esta información Ud. está en posición de sacar sus propias conclusiones …

Comuníquese conmigo para recibir  información específica sobre el condominio que busca comprar y lo asistiré durante todo el proceso de compra

Adriana Faerman, a broker associate in Miami Beach and vicinities, has a new take on real estate marketing – the vlog or video blog. A raw,sincere,candid, unedited and opinionated real estate video blog is just a click away.

If you share or don’t support  Adriana’s opinion, just email Adriana at adriana@realgreentrends.com.

Please, remember that data, prices and information presented is always subject to change without notice.

ARE YOU ASKING YOUR REALTOR THE RIGHT QUESTIONS?

Here Adriana discusses a repeated issue faced both by sellers and agents at a listing appointment. Most of the time Sellers are worried about the price.  The sellers’ property might be worth $ 650,000 but some Realtor told them they would get $800,000 and perhaps charge less commission.  Has this last Realtor sold many listings recently? How long it had take him? What is his pricing approach? Adriana sees how the sellers choose agents because they give them the price  they want regardless of the current market price. Then the sellers end up wasting their time – and money-  and their property expires without being not sold. Now,  they can still ask Adriana to market their property at the right price with her personal marketing approach.

Las Ventas de Condos en Brickell han superado el numero de nuevas unidades a la Venta

En los 4 rangos de precio en que dividimos los condos, vemos cierta estabilidad con una marcada disminucion en el inventario. Es una señal de que el mercado de condos en Brickell, Miami se va nivelando con algunos signos de recuperacion.

Como podemos observar en el cuadro el promedio de dias a la venta para condos en Brickell, Miami continua disminuyendo, lo cual indica mayor demanda y un futuro incremento en los precios.

Los condos en los cuatro rangos de precio en la zona de Brickell, incluidos Icon Brickell, The Plaza, Epic , Isola Condo, Brickell Key Condos, Jade Brickell y otros registran incremento de ventas y reduccion de dias en el mercado.,

Para mas informacion y si desea vender o comprar en Miami, llameme o comuniquese conmigo via email y le respondere a la brevedad.

Miami 33179 Real Estate Market Report – Single Family Homes

A pesar de las noticias sobre la recesion en el mercado de bienes raíces de la Florida. Es prudente observar lo que sucede en forma local comunidad por comunidad en la zona de Miami.

Coventry, Presidential Estates, Oak Hammock, Oak Haven, Chatteaux en Miami, Fl 33179

Por ello comparto con Uds. el siguiente grafico donde vemos el Cuartil superior que abarca comunidades como Presidential Estates, Oak Hammock, Oak Haven, Chatteaux y tambien magnificas casas con precios superiores a los $500,000 dolares.

Que Informacion Obtenemos de Este Cuadro?

• El Inventario para las casas en Miami disminuyó en los últimos meses y para este Cuartil hoy se observan un total de 32 casas a la venta
• El Precio Medio a la fecha es de $952.000 similar al registrado en Febrero de 2010 para esta zona de Miami
• Los precios de venta llegaron por encima del $1.000.000 en el mes de Junio (incluido mi propio listing que vendí en 30 días por $1.250.000)

Estas comunidades ofrecen variedad de amenidades y estilos de vida. Desde Presidential Estates, con sus magnificas casas y residencias sobre el Golf; Oak Hammock, un clasico de Miami con residencias privadas y hermoso escenario de vegetacion; hasta Chatteaux con su personalidad unica y espléndidas áreas comunes con piscina y canchas de tenis.

En menos de 30 días, utilizando las mejores técnicas de marketing disponibles incluído mi blog y mi network de realtors vendí una residencia en Oak Hammock. El marketing incluyó publicaciones en segmentos especiales del Miami Herald, el brochure de EWM Elite enviado a todos los h0gares de la mejores comunidades, video tours, blogs, Christie’s Estates y otros exclusivos elementos de marketing. El mejor servicio para el mejor producto resultó en la mejor venta de la comunidad en los últimos 6 meses.

Continúo con la creencia de que el marketing indicado y el conocimiento de la realidad actual del mercado son factores indispensables para el éxito de la venta. Consúlteme para mas información.

Home sales in Miami, 33179 have been exceeding new inventory for several weeks.

However because of excess inventory, prices have not yet stopped falling. Should the sales trend continue, expect prices in Miami, 33179 to level offsoon and potentially to resume their climb from there. Watch pricesas the market transitions from a Buyer’s market to a Seller’s market.

Take a look at the charts below to learn more about the recent market activity for homes in this area where a number of gated communities attract families for their closeness to Aventura, I-95 and A Schools.

Click to enlarge

These communities include:

Oak Hammock (residences from $800K  and up), Presidential Estates (from $800K and up), Sky Lake (from $300K and up), Le  Chateaux, Oak Forest, Highland Lakes (from $300K and up), Highland Oaks (from $300K and up), Enchanted Lakes (from $250,000 and up).

Are you ready to buy? I am EWM’s expert for the area. Contact me and I will assist you with your selling and buying needs.

Here, in South Florida, especially in the communities I serve –  including Sunny Isles, Aventura, Bal Harbor, Bay Harbour, Miami Beach, Hollywood, Hallandale and Brickell – I find more often than not buyers and sellers overloaded with information

Buyers and Sellers spend too much time researching the Internet.

 They go to Trulia, to Zillow, to Realtor.com and they now have in their hands thousands of words explaining them the State of the Market and what their homes should sell for. Or what price should they offer for a new condo.

Is this leading them towards the right decision?

 If someone is not ready to buy or sell, he or she will always find a reason, even if it’s one the rest of us don’t think is a good one. 

What is the real goal?

 Isn’t the buyer looking for a home or a condo that will accomodate his or her needs. A home or a condo that will make him or her feel emotionally connected?  I wonder if too much information distracts them from their real goal …

Isn’t the Seller looking to sell so he can move forward? How much information does he need? Sold Comps, Competitive Listings, Realtor’s Experience and Marketing Capability – to mention the most important ones

In my opinion an excelent combination would be enough data to make a smart decision, leaving space for our emotions to kick in at the right moment. Successful companies gather the information and base their decisions looking at their spreadsheets and  listening to their hearts.

As always, I share the market information with my Sellers and Buyers for them to have an insight of what’s going on. And I suggest to them to ask themselves how they feel and to listen to their hearts at the time of making the decision to purchase or sell.

Are you in the market to Sell or Buy your condo or home? Send me a comment and I will assist you.

The National Association of Home Builders posted an excellent Question and Answer piece  that explains all the details of the new housing tax credit.

This also applies to Aventura, Sunny Isles and other South Florida residents !

Be sure to take a few minutes to read about the new opportunities for an expanded group of eligible buyers. Perhaps you are amongst them.  In order to receive the credit, Buyers of a Miami home or condo must have signed a contract by April 30, 2010 and they must close by June 30, 2010.

Property inventories are shrinking daily here in Aventura, Miami, Sunny Isles and other neighborhoods. Therefore, time is of the essence.  Buyers will have fewer and fewer properties from which to choose over the months ahead.

For more information you can read the entire article from the National Association of Home Builders website by clicking here

Start you home search today. Leave your comment or email me at adrianafaerman@realgreentrends.com

Hope you’re having a good week.

See you soon…….

Market data showed significant declines in property values which was the main concern for my Aventura, Sunny Isles Beach, Bal Harbour and Miami Beach customers. Increase in Property Taxes is a subject that regularly comes up when my  buyers analyze the tax implications of purchasing a new home or condo.

Thus, I reviewed and extracted some information I obtained from Miami-Dade Property Tax Appraiser webpage.

The Tax Estimator is an interesting tool I found while skimming through this article.

He also explains the reasons why property taxes can increase from one year to next based on different considerations.

Also, there’s a Tax Estimator Worksheet, that you can access after reading the disclosures which is useful when considering purchasing another property in Florida.

Information on specific values and proposed taxes for each property will be made available when the Notice of Proposed Property Taxes, commonly referred to as the TRIM Notice, is mailed on August 24th.  I encourage you to review your Notice carefully and contact the Property Tax Appraiser’s Office at (786) 331-5321 with any questions you may have.

Adriana Faerman, Broker Associate | 305-773-0253  | adrianafaerman@gmail.com |www.realgreentrends.com

The industry standard sends thousands of print and email advertising themselves, I prefer to share with my sellers and buyers in Broward county, Florida;  useful information which will help you save money when you use it on a timely manner.

Please, take a few minutes to read the insights about property taxes in Broward County, Florida: 

The 2009 property tax assessments for Broward County have been certified and are now posted on the Broward County Tax Assessor’s website. To view your property assessment, go to http://BCPA.NET click on “Property  Search” on the top left, and  then scroll down to accept the terms of use.

You may search for a property by owner name, address, or folio number. Click on your choice, and enter the information. If you search by name, all properties owned by individuals with that name will come up, and you must click on the folio number of the property you wish to view.

When the correct tax comes up, below the name and address you will find “Property Assessment Values”. The first line gives the 2009 assessed values. If you are NOT Homesteaded, the Just Value will be equal to the Assessed/SOH Value, and this is the value on which your 2009 property tax will be based. If you are Homesteaded, your taxable value is the Assessed/SOH Value, which is typically less than the Just Value. However, due to declining home values, the SOH Value can be equal to the Just Value.  Later, we will explain how that can occur.

 The actual tax owed is still blank because the millage rates of the individual taxing authorities have not yet been determined. The following is the Budget Timetable:

 August 4  -  Ad valorem taxing authorities advise the Property Appraiser of their rollback rate, proposed millage rate, and time, date and place of the first required public hearing. Special assessment districts to advise Property Appraiser of their proposed rates. 

August 11 -  Property Appraiser begins to mail Proposed Property Tax Notices (TRIM Notices)

August 24 – Last day for Property Appraiser to mail TRIM Notices

 August 24 to September 18 – Time to file petitions to the Value Adjustment Board (VAB) if you wish to challenge your 2009 Property Tax Assessment

September 3 to 18 – Ad valorem taxing authorities hold public hearings on tentative budget per Tax Notice. Dates and times of these hearings are listed on the TRIM Notices.

Within 15 days after adopting tentative budget, ad valorem taxing authorities advertise intent to adopt final millage rate and budget.  Public hearing to be held 2 to 5 days after published advertisement, after 5 PM if not on Saturday, no Sunday hearings.

Within 3 days after adoption of the final millage rates, ad valorem taxing authorities deliver the Resolution or Ordinance adopting the final millage rate to Property Appraiser and Revenue Collector.

TBA  – Majority vote of County Commission to extend Tax Roll and prepare tax bills prior to Value Adjustment Board.

Once the millage rates are determined and the Tax Roll certified to the Revenue Collector, the individual tax bills will be prepared for mailing in November.  Even if you have filed a petition to the VAB or have engaged another person to do so in your behalf, it is recommended that you pay your tax bill on time (I get this question about 20 times a day). VAB hearings can go on for a year or more, and the property tax can become delinquent. If your appeal is successful, your excess taxes will be refunded to you.  

Broward County officials have publically voiced their intent to keep millage rates down and try to control expenses. However, fees are increasing to make up for the shortfall caused by lower property tax assessments. As you have already heard, Code Enforcement has become more aggressive, and now drivers are even being ticketed for seat belt violations. 

Land vs. Building

One last thing…Many people have been questioning the recent changes in the building values vs. land values on the tax records. The BCPA website explains why this was done:

“Starting with the new 2009 real property assessments, our residential land values and improvement (building) values are correctly apportioned. In the past — because of the antiquated tax roll system this office had used for decades — we were only able to set correct amounts for the total Just Value of a property, but the internal division of value between the land and the improvements was entirely arbitrary. Using mass-appraisal methods, we equalized land values this year by neighborhood — not just by subdivision within a neighborhood. This means the square-foot land value for dry lots in a neighborhood should be the same as for other comparable dry lots in the same area … lots along a golf course will be valued the same as other lots along the same golf course … waterfront lots will be valued the same as other similar waterfront lots (and point lots valued the same as other nearby point lots) … and so on. “

In times of declining property values, you should see your land value decrease while the building value stays relatively the same with an allowance for depreciation. The structure itself does not absorb the fall in value. The land does. This has been treated incorrectly on the tax records of Broward County over the past couple of years. It appears that this has been resolved by the recent corrections. 

Have you found this information useful? Do you want to share your opinion. Please leave a comment and I will write back to you. You can also contact me to personally meet me and discuss your real estate questions.

Sunny Isles Market Report for July 2009

INVENTORY: Inventory has been tightening and days-on the market increasing recently, which might suggest that buyers are in a strong position to negotiate and make offers.

PRICE: This week saw a relatively little price change from last week. However, prices continue demostrate a nice up trend in general over the last week.

MARKET ACTION: The Condo Market for Sunny Isles remains quite strongly in the  Buyers’ zone. With these numbers Buyers should find ample choice.

DAYS ON THE MARKET: Properties have been on the market for an average of 348 days. Half of the listings have come newly on the market in the past 413 or so days.

MEDIANCONDOMINIUM PRICE IN SUNNY ISLES: The median condominum price in Sunny Isles Beach is $349,000 this week.

AVERAGE PRICE PER SQUARE FOOT: The average price per square foot for this week in Sunny Isles was $339.