It can be best addressed by an open, straightforward, diplomatic and honest communication with the landlord.
If you have a problem or a hesitant getting this resolved with your landlord, how would you resolve future problems with the house?
Best of Luck.... more
You're partially right and partially wrong, here's why: Condo sales and all sales in Sobe are up because the area is SMALL and so in-demand. But you have NONE of the monkey business going on with mortgages now like you did in the past 10 years. No 'stated income' loans, 'no income' loans etc. No cleaning ladies buying 6 units to flip for spec, etc. Much of the money coming into the RE market everywhere today is cash. Cash is still king and it makes for a healthy RE market.
We are at the bottom of the first inning for RE in all of Miami Beach. There will be lots of building this decade, but as long as the Fed keeps the banks in line and buyers MUST come with substantial amounts of ca$h to buy, we'll be okay.
It sounds scary and could become very, very scary if banks loosen their rules of lending. This would be a disaster.
Boca Raton-Miami Beach, FL... more
Hello, Wiltshire. There are in fact a number of buildings that offer fairly flexible rental restrictions. The Flamingo for instance allows you to rent once a month. Most condotels (condo-hotels) offer plans for you to not have to concern yourself with any details and rent even daily. Of course, there are others with more restricted rental policies like up to 2 times a year or just once a year and fewer still that allow no rentals at all.
These come in all price ranges, locations, amenities, etc. Be mindful however, that depending on the number of times you rent the unit, you may be subject to taxes (including sales tax, hotel tax, income tax and others), so you should consult a tax advisor before making your final decision.
Hope you find what you're looking for soon. :-)... more
Miami Beach is a great location and a historically safe place to invest. Miami Beach is a top worldwide destination. Your target price of $100K may not buy the ideal property. The link below will show you what is available.
The majority of available units are studios...
≈≈≈ Mott Marvin Kornicki, REALTOR® ≈≈≈
Aventura | Bal Harbour | Sunny Isles Beach
≈≈≈ "★” This is the House “★" ≈≈≈... more
40 year Building Safety Program., 40year certification Notice of Required Building Safety Inspection, Florida Registered Architect or Engineer Repairs Required, equired fee payment, inspection, Appraisal
Tell me a little about the kind of home you're looking for and let me show you how fast I can find it:40 year Building Safety Program., 40year certification Notice of Required Building Safety Inspection,
In a word - Yes. Even if you are willing to "overlook" some violations and hope that the city doesn't catch up with you, if you ever intend to sell the house your new buyers will want an assurance (in writing) that you are in compliance with all city and county codes and have obtained the proper permits for any improvements. Now is the time to exercise due diligence and contact the local authorities to be sure all permits for work were obtained and closed out... We are in a buyer's market now so take your time to do it right!... more
You really should have a guyers agent who represents you and is looking out for your best interests. The listings agent is looking out for teh seller. In most cases you can hire a buyers agent at no cost to you, they get paid their commission at closing by the listing broker. In a short sale you first need to find out how far along they are in the short sale process. The selle forst needs to be approved financially to complete a short sale, The bank needs complete an appraisal on the property so you know what they will or will not accept. Some banks will not order the appraisal until an offer is submitted. The process can take 3 to 6 months so only a buyer broker who is experienced with short sales will be able to make the process simpler and less stressfull. The buyer broker will reserach you questions hoa's etc. If you do not know any agents and would like me to look one up through the refferral network, just send me an email. good luck with your search.... more
There are indeed some townhomes in Miami Beach, even South Beach, but they are fairly limited in numbers. In SoBe, there are a number a "in-fill" newer townhome properties, as well as a few older properties that are now 10-15 years old. There are currently a handful for sale, but there is one particular newly listed townhome in SoBe... in a nice quiet location, yet steps from the activity of SoBe... that I really like. It is a rare offering and may suit your needs well.
Please feel free to contact me at your convenience and I will be pleased to provide you with the details on the best townhome options currently available in SoBe, and all of Miami Beach.
Keller Williams Miami Beach
1680 Meridian Ave, Ste 101
Miami Beach, FL 33139
I will research and will send you a link to all properties, if any.
Kate Smith, Realtor®, ABR, CRS, E-Pro,TRC, LHM, SFR, CDPE
Luxury Homes and Distressed Properties Specialist, Advanta Realty, Inc.
Cell: 786.412.8510; Fax: 800.866.1159;
“Some make it happen, some watch it happen, and some say, what happened?”... more
Your best bet is to work with a Realtor~our services are free to Buyers as in FL Sellers pay commissions.
Feel free to contact me fo assistance. I work sobe on a regular basis.
The WiseCat loves 345, 401 and 465 Ocean Drive and these 3 buildings are our top picks for the perfect Investment Property in South of Fifth (SoFi). Whether you decide to live in one of these buildings or rent it out - it's a definitley a best kept secret!
As you may already know, 401 Ocean Drive finished its 40 Year Insection and all the assessments were paid off by current owners (so you missed that one). This is a very good sign - and now the building is better than ever. 345 also received improvements and they both have their hurrican proof sliding doors in place near the balconies.
465 is the youngest of the 3 - and finding a choice unit facing north / east (the most desirable) is the most difficult (and expensive).
... but 345 + 401 are our favorites for cost effectivesness and ease of renting.
Here's what's happening at all 3 buildings - http://sef.mlxchange.com/Pub/EmailView.asp?r=943080097&s=SEF&t=SEF
On the last page, we threw in a bonus for you! Another building you should keep your eyes on is 301 Ocean Drive. Not only is this the oldest of the oceanfront Ocean Drive condos - it's also the only building of the 4 that has maintained and exceeded its value quotient on a price per sf (i.e. the units here are more valuable than the others) .... and dont tell anyone, but Calvin Klein lives here.
For all your South Beach real estate needs - get wise! get WiseCat!! WiseCatREALTORS.com
For 1-on-1 Assistance with your next purchase call us today at 305-523-9323... more
Generally speaking the major factors that help determine the list price of units in the same building include,
square footage, floor level and views. Other reasons include the condition of a particular unit, upgrades, length of time on market, motivation of owner to sell and price the property accordingly and whether or not the property is a foreclosure or short sale. I am looking at current listings in the Mirador and see that the prices do vary quite a bit as you mention. The square footage of the 1/1 units listed varies from 543-969 sq.ft so this is probably a major factor here.
Yes, you are always free to submit an offer below the asking price and the seller may negotiate. A lot depends on the motivation of the seller and how you can justify your offer. Checking recent sales in the building and similar nearby buildings will help you to determine fair market value. If you are not already working with an agent, I would be happy to help you.... more
Robert your buyer broker should be assiting you with this. It is part of the duty of a buyer broker to guide the buyer. If you were purchasing without a buyer broker, then yes and deed you should contact a real estate attormey as soon as possible. They will be able to guide you to see if you can sue for specific performance. Florida law may also be different so an attorney can best advise you... more
Are you working with a Real Estate Agent?
The Agent can pull comparable sales, they can also determine if it is a short sale or distressed sale. That info will help you decide how much to offer.
The Agent (or you) should obtain the Condo Documents, find out the percentage of Renters in the project, find out the number of Vacant Units, get an accounting of the Financial Status of the Condominium Association, and do a thorough investigation of the project. Remember, Florida Statutes give you a "Free Look" period, during which you can back out of your Contract if things are not right.
If you plan to get Financing, talk with your Lender BEFORE making any offers. Lenders are being very very selective about Condos Loans in Florida. They are requiring large down payments, and they have strict criteria regarding the Owner Occupant Percentages and the Financial Status of the Condominium Association.
See a Lender about Financing, and see a Real Estate Attorney for Legal Advice.
Fred Griffin... more