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33149 : Real Estate Advice

  • All14
  • Local Info1
  • Home Buying3
  • Home Selling0
  • Market Conditions3

Activity 9
Mon Nov 14, 2016
Maricris A answered:

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0 votes 1 answer Share Flag
Sun Jul 31, 2016
Jacquie Yekmalian answered:
Two words for Auction property. "Caveat Emptor"
Make sure you do your homework before bidding. You could be responsible for taxes, association dues, city fines, open permits, liens, auction company fees, commissions......the list goes on.

Good Luck

Jacquie Yekmalian
Blue to Green Realty, from the sea to the 18th tee
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Thu Jun 30, 2011
Maria-Elda Castaneda answered:
Please let me know which house you are refering to. Thank you.
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Tue Feb 9, 2010
Adrian Diaz Sieckel answered:
I think it is amazing that you could not get a front door key on a 6k rental... I used to work in that office managing close to 110 units before going out on my own. I also lived in Key Biscayne and loved it.
I am Broker/Owner of a real estate firm and can't disparage some of the responses because in essence people (I am referring to realtors) sometimes forget the difference between earning a living and doing the right thing by their clients. Hence, my desire to go out on my own.

That being said, I find myself straddling the fence a bit between the comments of Jmotrulia and Hagen in that as much as it is true there will always be a market for million dollar plus properties and Key Biscayne in particular is a unique place... It does not detract from the simple fact that not much is going on right now... One positive note about the island is that despite being next to ground zero of the condo boom it has fared "relatively" well compared to some other areas. It isn't to say the Key has in some way escaped the fallout. More importantly, I do agree that there will continue to be adjustment in price.

But, I have started to see some small deals pop-up on rental condos and noticed some good downward movement on interior lots on island as well.

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0 votes 3 answers Share Flag
Tue Feb 9, 2010
Adrian Diaz Sieckel answered:
Hi John,

The MSN article like many such articles are great reading but in many cases do not really always reflect the reality on the ground.

The answer is..... It depends. What I have noticed (as a broker who is involved in transactions at all price points throughout South Florida) is that certain price points and areas are showing some buoyancy or stability while other areas and price points still show the tell tale signs of not having found a bottom.

Within the 33149 market you have seen a less steep drop in value compared to its closest neighbor 33129 and 33130 and 33131 better known as Brickell and Downtown Miami. Those areas have become something of a ground zero with small pockets of opportunity on older buildings and banks finally taking the initiative or ownership in some cases and forcing prices down on new projects to pump life back into them. There are some interesting deals in Key Biscayne right now so the question really becomes what are you looking for? Lots are at historical lows but naturally higher than most other areas of Miami. There are some other deals on the condo side to be had but they require some legwork.

With that said, It is interesting to note that you will have another ARM (Adjustable rate mortgage) reset taking place soon and there still exists a tremendous glut of properties in the foreclosure pipeline within the court system here in Miami.

The automated foreclosure system hasn't really produced major results to resolve the bottleneck either since the lowest price a bank will accept is still higher than what most cash investors will pay at auction. So, there is a wait and see attitude there.

More to the point. If Key Biscayne is your main choice the real question becomes knowing what you want and having a strategy to capitalize on it.

Having lived on the island for many years I can attest to the value of the community. It's a wonderful place. But, it suffers from the fallout of overbuilding in areas off the island and so prices here have gone down and may still have some room to move. I believe though that these distressed properties will not dominate the Island but rather be those great opportunities we all look for.

Hope that helped! If you have some other specific questions feel free to contact me.
Best regards,
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Tue Aug 18, 2009
Jmotrulia answered:
ocean tower 3 by 3 sells for 1.18mm 799 crandon #306 sells for 453 per sq ft a recent low 733 crandon sold for 425 a sq ft (worse building)
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Sat Mar 8, 2008
Mott Marvin Kornicki answered:
Not everybody is on the same page when it comes to asking prices. While the properties taht are priced realistically have a greater chance of being viewed and sold, the others; over-priced and those that are inferior may sit on the market forever. It is all about motivation, ego, greed and misinformation. ... more
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