Home Buying in Miami>Question Details

Elliot Kessl…, Home Buyer in

Miami condo

Asked by Elliot Kessler, Tue Jul 24, 2007

I'm a dentist in NYC getting close to that age where I'm thinking of a place in Florida. My wife and I go down to Miami twice a year and I enjoy the lifestyle there. I'm interested in purchasing a one bedroom condo but not sure which would be the best neighborhood for us. Please email me with contact information at ekesslerdds@msn.com or call me at 212 777-7126.
thank you,

Elliot Kessler DDS

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12
Dr. Kessler, you are one brave soul putting your contact info out there. I hope the real estate agents aren't pestering you too much. I see you are in good hands as my very capable colleague, Randi Rapp, has already chimed in here. Best of luck with your search.
1 vote Thank Flag Link Tue Jul 31, 2007
Coral Gables is also a great location and centrally located within Miami. You will be just minutes from anywhere. At the same time you are walking distance to fine dining and shops.

Coral Gables Home Page: http://www.dienerproperties.com/coral-gables-condos.htm
0 votes Thank Flag Link Mon Mar 17, 2008
Dr. Kessler,

I'm partial to Coconut Grove. You are close to the water (Biscayne Bay), shops and restaurants are within walking distance. Furthermore, Coconut Grove is ideally located:
10 minutes to Miami International Airport
10 minutes to Miami Beach
5 minutes to Coral Gables
10 minutes to I-95

Hope this helps,

Jason Smith
Coldwell Banker
786-326-8115 cell
0 votes Thank Flag Link Sun Mar 16, 2008
Elliot,

I've assisted many doctors find the perfect condo in Miami. The answer to your question can only be determined by your lifestyle. Feel free to browse my site where I have made comments about each luxury condo in Miami and Miami Beach. This should help you get things started.

-Bryan Sereny
Realtor
Zilbert Realty Group
Web Reference: http://www.bryansereny.com
0 votes Thank Flag Link Sat Sep 15, 2007
Miami Condo Index - Brickell - July 2007


Average price per square foot of units currently listed on the MLS:

Atlantis - 2025 Brickell Ave | 33129 | $337.71
Brickell on the River - 31 SE 5 St | 33131 | $466.23
Bristol Tower - 2127 Brickell Ave | 33129 | $489.63
Emerald at Brickell - 218 SE 14 St | 33131 | $553.26
Four Seasons Residences - 1425 Brickell Ave | 33131 | $890.89
Imperial at Brickell - 1627 Brickell Ave | 33129 | $390.99
Jade - 1331 Brickell Bay Dr | 33131 | $831.96
Neo Vertika - 690 SW 1 Ct | 33130 | $412.60
One Miami - 325 & 335 S Biscayne Blvd | 33131 | $470.53
Sail on Brickell - 170 SE 14 St | 33131 | $488.87
Santa Maria - 1643 Brickell Ave | 33129 | $686.89
Skyline on Brickell - 2101 Brickell Ave | 33129 | $492.63
Solaris at Brickell - 186 SE 12 Ter | 33131 | $501.04
The Club at Brickell Bay - 1200 Brickell Bay Dr | 33131 | $653.96
The Mark on Brickell - 1155 Brickell Bay Dr | 33131 | $503.21
The Palace - 1541 Brickell Ave | 33129 | $383.40
Villa Regina - 1581 Brickell Ave | 33129 | $413.63
Vue at Brickell - 1250 S Miami Ave | 33131 | $551.70
Average price per square foot of units sold in the past 6 months:

Atlantis - 2025 Brickell Ave | 33129 | $335.12
Brickell on the River - 31 SE 5 St | 33131 | $397.69
Bristol Tower - 2127 Brickell Ave | 33129 | $417.82
Emerald at Brickell - 218 SE 14 St | 33131 | $570.51
Four Seasons Residences - 1425 Brickell Ave | 33131 | $763.51
Imperial at Brickell - 1627 Brickell Ave | 33129 | $319.56
Jade - 1331 Brickell Bay Dr | 33131 | $668.23
Neo Vertika - 690 SW 1 Ct | 33130 | $375.53
One Miami - 325 & 335 S Biscayne Blvd | 33131 | $453.66
Sail on Brickell - 170 SE 14 St | 33131 | $369.08
Santa Maria - 1643 Brickell Ave | 33129 | $605.15
Skyline on Brickell - 2101 Brickell Ave | 33129 | $471.39
Solaris at Brickell - 186 SE 12 Ter | 33131 | $436.21
The Club at Brickell Bay - 1200 Brickell Bay Dr | 33131 | $636.74
The Mark on Brickell - 1155 Brickell Bay Dr | 33131 | $498.17
The Palace - 1541 Brickell Ave | 33129 | $352.77
Villa Regina - 1581 Brickell Ave | 33129 | $316.62
Vue at Brickell - 1250 S Miami Ave | 33131 | $543.37
Sold-to-Listed Ratio expressed as a percentage:

Atlantis - 2025 Brickell Ave | 33129 | 0.77%
Brickell on the River - 31 SE 5 St | 33131 | 17.23%
Bristol Tower - 2127 Brickell Ave | 33129 | 17.19%
Emerald at Brickell - 218 SE 14 St | 33131 | -3.02%
Four Seasons Residences - 1425 Brickell Ave | 33131 | 16.68%
Imperial at Brickell - 1627 Brickell Ave | 33129 | 22.35%
Jade - 1331 Brickell Bay Dr | 33131 | 24.50%
Neo Vertika - 690 SW 1 Ct | 33130 | 9.87%
One Miami - 325 & 335 S Biscayne Blvd | 33131 | 3.72%
Sail on Brickell - 170 SE 14 St | 33131 | 32.46%
Santa Maria - 1643 Brickell Ave | 33129 | 13.51%
Skyline on Brickell - 2101 Brickell Ave | 33129 | 4.51%
Solaris at Brickell - 186 SE 12 Ter | 33131 | 14.86%
The Club at Brickell Bay - 1200 Brickell Bay Dr | 33131 | 2.70%
The Mark on Brickell - 1155 Brickell Bay Dr | 33131 | 1.01%
The Palace - 1541 Brickell Ave | 33129 | 8.68%
Villa Regina - 1581 Brickell Ave | 33129 | 30.64%
Vue at Brickell - 1250 S Miami Ave | 33131 | 1.53%


See Brickell Key Condos :
http://www.kafka-franz.com/Brickell-Key-Condos.htm


Brickell Avenue Condos:
http://www.kafka-franz.com/Brickell-Avenue.htm


Coral Gables Condos:
http://www.kafka-franz.com/coral-gables-condos.htm


See Miami Condos Indx:
http://www.kafka-franz.com/
0 votes Thank Flag Link Sun Sep 9, 2007
Miami Condo Index - Brickell - July 2007



You may have noticed that some of the June numbers have changed. This is because I originally took out the closed sales that were obviously due to mortgage fraud. I recently went back and included those sales because I wanted to present things just as they were. However, this made listings appear to be priced more accurately, which they aren’t. To condo owners, and to some Realtors not in the know, these fraudulent transactions have made their listings appear justified. They need to realize that these transactions are just that, fraudulent, and very inaccurate.

The average price per square foot of condo units listed in the 18 Brickell buildings covered in my index dropped $7.44 since last month. A drop in the price of condos listed in Brickell over the last month was highly expected. I actually thought that prices would have come down even more though. These 18 buildings in Brickell had an average price per square foot of $528.84 this month versus $536.28 in June. The weighted average price per square foot was $540.17 for July versus $547.06 in June.

The most shocking thing that the July Brickell condo index revealed was the number of transactions that occurred in one month’s time. There are a total of 5,348 condo units represented in the 18 buildings that comprise my Brickell condo index. Take a guess at how many units have closed from June 19, 2007 to July 18, 2007.

Had enough time to come up with a guesstimate? Nine. That’s the number of units that sold during that time period throughout the 18 buildings that make up the Brickell condo index. Everyone knows the market is slow but I don’t think anyone could have guessed to what extent. Nine! I still can’t get that out of my head. There are a total of 875 units available on the market right now in those 18 buildings. This equates to 16.36 percent of the total units. This number is actually much higher in many of the newer buildings. Many of the older buildings have 20 or less listings in the entire building. The instability lies in the newer buildings; the buildings that were heavily funded by speculators.

The average price per square foot of condos sold over the past six months in Brickell actually went up slightly. But keep in mind that there were nine transactions in all 18 buildings. Most Realtors would focus on the fact that prices are actually going up. However, I will tell you, first hand, that these numbers are attributed to fraudulent transactions. The price per square foot went from $471.76, in June, to $473.95, in July. Most of this was due to a transaction that appears to be fraudulent at The Sail on Brickell.

The reason why I feel that this transaction is fraudulent is for a number of reasons. One, the unit was sold at the highest price per square foot in the building with concrete floors, two, the broker is a discount broker who charges 4 percent per transaction, three, in every transaction he seems to find the buyer and already holds the listing, and four, he finds the buyer within four days. I did a search by the broker’s email to see what other transactions have occurred. I’m not going to name names but let’s just say that this broker has at least six transactions where this has occurred. The same exact thing. He finds a buyer to acquire a condo at The Sail on Brickell within four days at the highest price possible. Let me tell you, firsthand as a Realtor, that it is hard enough to find a buyer in this market to buy something at the best price available. How is this guy finding a buyer at the highest price available? Within 4 days? Like I said, I’m not going to name names but something fishy is going on there. If someone, like the Miami Herald, wants to investigate this thoroughly and name me as the source, then so be it, but I’m not divulging names. I don’t want to have a hit-man after me. Hopefully I’m wrong about what has occurred in The Sail at Brickell, but I doubt it.

Average price per square foot of units currently listed on the MLS:
Web Reference: http://www.kafka-franz.com
0 votes Thank Flag Link Sun Sep 9, 2007
Hello Dr. Kessler,

You are welcome to visit http://www.dienerproperties.com to see all the condos listed in Miami.

Or you can click on these links to view the Featured Areas:

Brickell Key: http://www.dienerproperties.com/brickell-key-condos.htm
Brickell Avenue: http://www.dienerproperties.com/brickell-avenue-condos.htm
Coral Gables: http://www.dienerproperties.com/coral_gables.htm
Coconut Grove: http://www.dienerproperties.com/coconut_grove.htm
Deering Bay: http://www.dienerproperties.com/deering_bay.htm
Dadeland: http://www.dienerproperties.com/dadeland_area.htm

Kind regards,
Philippe Diener
Realtor-Associate
Avant Realty International
Web Reference: http://www.dienerproperties.com/
0 votes Thank Flag Link Tue Sep 4, 2007
VERY brave - I agree with Maggie - one of the best realtors in Miami.

The flavors of Miami neighborhoods are all unique and exciting. Whether Aventura, South Beach, Coconut Grove or Brickell, all have amazing things to offer you.

You do realize, though, that once you buy, you'll have a lot of trouble staying away!!

Good Luck! If you have any questions regarding financing, please feel free to email/call!
0 votes Thank Flag Link Mon Aug 6, 2007
The Keyes Co. is one of the largest Real Estate companies here in Florida. Please feel free to search for properties through the link below. Let me know if I could be of help.
0 votes Thank Flag Link Sat Jul 28, 2007
Herman Chang, Real Estate Pro in Palm Beach Gardens, FL
MVP'08
Contact
Hello Elliot Kessler,
Please visit http://www.MiamiCondoLifestyle.com to see all the condos listed in Miami Beach plus tons of floorplans and photos for your perusal and information gathering.
Best regards,
Ned Berndt
Broker-Associate
Keller Williams Miami Beach Realty
800-433-5960
0 votes Thank Flag Link Sat Jul 28, 2007
Dear Dr. Kessler,
I will have one of my agents, Deena Landsman, contact you. We are located in Aventura, which is a great community. We work all over Miami and would be happy to consult with you. It's a great time to buy because there is a wide range of properties on the market and you can get a great deal!
Web Reference: http://www.ewm.com
0 votes Thank Flag Link Tue Jul 24, 2007
Dear Dr. Kessler,
It all depends on what type of lifestyle you are looking for and where you need to be (close to certain schools et) Feel free to contact me and I will be happy to show you different neighborhoods so you can make a good choice. I have lived here all my life, and I enjoy bringing people into the community. I will get in touch with you and we'll discuss it.
Regards

Ramesh
0 votes Thank Flag Link Tue Jul 24, 2007
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