MIAMI-TOPYour Dream Property ! Propriétés de rêve à Miami et environs …

Les travaux ont débuté pour la construction d’un autre site spectaculaire par la fameuse firme Suisse Herzog & de Meuron. Situé à l’extrémité ouest du Lincoln Road Mall, du côté de Alton Road, cet ensemble comprendra plus de 3500 m2 de magasins de luxe, deux restaurants, 9.000 m2 de bureaux, un parking couvert de 300 places et quatre espaces résidentiels de 230 m2 chacun.

Cet ensemble est visible sur le site internet - la visite en vaut la peine.

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Jane et Jean-Marie Losson +1-305 924 0232
Esslinger-Wooten-Maxwell, Inc. Realtors, Inc.

Il est bien difficile de répondre de manière catégorique, mais certains indices nous paraissent plutôt positifs. Les taux d’intérêt ont baissé et continuent à baisser, les banques recommencent à prêter, bien sûr dans des conditions plus strictes que par le passé. Et signe qui lui ne trompe pas : le nombre de demandes de biens qui nous sont adressées s’est fortement accru. A cela s’ajoute la remontée du dollar - il faut se dépêcher pour profiter d’un euro (encore) fort.

Si les statistiques montrent que les prix de vente continuent de chuter, c’est - croyons-nous - principalement dû à la qualité de l’inventaire : les invendables se vendent à des prix d’invendables - extrêmement bas.

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Jane et Jean-Marie Losson +1-305 924 0232
Esslinger-Wooten-Maxwell, Inc. Realtors, Inc.

The impressive mixed-use development by renowned Swiss architectural firm Herzog & de Meuron is underway. Anchoring the west side of the South Beach pedestrian mall at Alton Road, the development will include 40,000 sq. feet of high-end retail, two restaurants, 110,000 sq. feet of office space, a 300 space parking garage and four luxury residences of 2,500 sq. feet each.

For an exciting view of the project, a visit to the website is well worth the time.

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Jane and Jean-Marie (John) Losson +1-305 924 0262
Esslinger-Wooten-Maxwell, Inc. Realtors, Inc.

Bucking the retrenchment trend seen in today’s soft real estate market, two bullish South Florida developers are seeking government approval for a 25- acre project between the central business district and Miami’s cultural and sports venues. Called Miami Worldcenter, the project will include high-rise office buildings, hotels, a pedestrian mall with restaurants and shops, and eventually residences and schools, according to the Miami Herald (9-17-2008)
Addressing the current market condition, the managing director of the project said “we know real estate goes in cycles and will turn around, especially in a dynamic international gateway city like Miami.”
The site, currently 9 square blocks of blight and decay, will be transformed into an urban oasis, much like the Champs Elysees in Paris. The pedestrian mall lined with shops and restaurants will echo Miami Beach’s Lincoln Road Mall, according to the developers.

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Jane and Jean-Marie (John) Losson +1-305 924 0262
Esslinger-Wooten-Maxwell, Inc. Realtors, Inc.

The country’s most successful contemporary art show will continue to be held in Miami Beach until at least 2011, according to the Miami Herald (Sept.11, 2008)

The four-day art festival held in December had modest beginnings in 2002, but has developed into an highly-successful international event, attracting prestigious dealers, serious art collectors, celebrates and international media coverage. 

Some 40,000 visitors are expected to sample the wares of over 200 galleries from across the globe, according to the Miami Herald article.

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Jane and Jean-Marie (John) Losson +1-305 924 0262
Esslinger-Wooten-Maxwell, Inc. Realtors, Inc.

Miami and Miami Beach are names used interchangeably by most visitors to the area. Even newcomers considering a real estate purchase tend to lump the two communities together.

But there is a world of difference. Miami Beach is a relatively small enclave of upscale residential neighborhoods, both condominiums and single family homes, with a small city government and a “downtown” area surrounding Lincoln Road Mall. Parts of Collins Avenue and Ocean Drive are commercial centers lined with art deco hotels, dining venues, nightclubs, and a wide range of retailers. When tourists speak of a Miami vacation, most often they mean Miami Beach.

Miami is an exciting metropolis with fabulous cultural amenities in the worlds of music, theatre, dance and art. It is the business gateway to Central and South America as well as a center of Latin culture. Surrounding the center of Miami are many lovely residential neighborhoods, including Coral Gables, Coconut Grove, Morningside, Miami Shores and El Portal.
Miami has a high and rising inventory of condominiums for sale. For buyers who plan on holding on to their properties for several years these may represent good buys.

Miami Beach has a limited and relatively constant inventory of homes and condos and is highly sought by foreigners and American baby boomers, as well as young couples who work on the beach or in downtown Miami.

When looking for real estate in this region, it is important to understand the huge distinction between the two markets.

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Jane and Jean-Marie (John) Losson +1-305 924 0262
Esslinger-Wooten-Maxwell, Inc. Realtors, Inc.

Miami was the life of the party during the housing boom, and now it’s got a major hangover - or make that overhang, the real estate term for how much inventory is sitting on the market and how long it’s going to take to move, given current sales levels. Miami has three years’ worth of overhang, say some experts - in other words, it’s a buyer’s market taken to the extreme.

Indeed, prices here are down 21.7% in a year, according to the S&P/Case Shiller home price index, while median condo prices fell 10% in December. Sales have nearly ground to a halt: Condo and single-family-home sales plunged 40% last year. There’s even a thriving subculture of lawyers who help panicked buyers break their preconstruction contracts. For attractive deals, look in the tony enclaves slightly to the north, like Aventura, Bal Harbour , and Sunny Isles Beach . Slightly farther inland but still close to the Miami center, Coral Gables is offering some good deals too.

But keep in mind that across the MacArthur Causeway, trendier Miami Beach still holds its cachet, especially for foreign buyers, whose exchange-rate-favored bank accounts can buy more and more by the day. As such, says market guru Guy Trusty of Lodging & Hospitality Realty, prime Miami Beach condos can fetch $1,000 per square foot, while in other parts of the city you can find new condos for $200 to $250 per square foot.

This article was published by CNN Money Fortune July 13, 2008

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Jane and Jean-Marie (John) Losson +1-305 924 0262
Esslinger-Wooten-Maxwell, Inc. Realtors, Inc.

Miami qui était au coeur de l’action durant le “boom” immobilier, souffre maintenant d’une sacrée gueule de bois. La raison? La taille de l’inventaire de biens actuellement sur le marché et le temps qu’il faudra pour résorber cet inventaire - si l’on considère le volume actuel des ventes. Certains experts disent que l’inventaire disponible à Miami correspondant à trois ans de vente.

En d’autres termes, l’acheteur est plus que roi!

En effet, les prix ont chuté de 21.7% par rapport à l’année passée - selon l’index S&P/Case Shiller - tandis que le prix moyen des appartements est tombé de 10% en décembre. Les ventes sont pratiquement au point mort. Les ventes d’appartements et de villas ont chuté de 40% par rapport à l’année passée. C’est a ce point que certains avocats se sont spécialisés dans la rupture de contrats “pre-construction” signés par des acheteurs maintenant pris de panique.

Pour de bonnes affaires, examinez les régions de Aventura, Bal Harbor, Sunny Isles Beach. Un peu plus loin, Coral Gables offre d’excellentes opportunités.

Mais n’oubliez cependant pas qu’une fois traversé le McArthur causeway, le très en vogue Miami Beach a gardé son cachet, tout spécialement auprès des acheteurs étrangers, favorisés par les cours de change et le faible $. Et ils ne se privent pas d’acheter.

D’après Guy Trusty of Lodging & Hospitality Realty un excellent appartement à Miami Beach peut se vendre autour de $1,000 du ft2 (soit approximativement €6300/m2) tandis que dans d’autres quartiers de la ville, de nouveaux appartements se vendent à $200…$250 / ft2 (€1250…€1550 / m2).

Traduction d’un article paru dans CNN Money Fortune July 13, 2008

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Jane et Jean-Marie Losson: +1-305 924 0232
Esslinger-Wooten-Maxwell, Inc. Realtors, Inc.

Sales and pending sales in all three Miami Beach zip codes showed a remarkable up tick during April and May of 2008, significantly reducing the number of months necessary to dispose of existing condo inventory.

For example, in the South Beach 33139 zip code the months of inventory fell from a high of about 55 or 60 months during the winter of 2007 to only between 18 and 21 months in April and May of 2008. June figures showed a slightly higher figure of 25.9 months of inventory – still a far cry from almost 5 years of inventory just months ago.

Facts and Trends, a statistical service provided to EWM Realtors, showed similarly positive results in the mid-beach zip code 33140 and north beach zip code, 33141. In May 2008 there were 37 waterfront condos sold and 40 with pending sales in mid-beach, the strongest figures in months. In February 2008 there was 96 months of inventory of those condos based on closed sales but by May the figure had dropped to 25 months!

June statistics in all zip codes showed diminished sales but the pending sales figures remained relatively strong for the month. And while the inventory of all Miami Beach properties remains high, sustaining a strong buyers market, it appears that buyers long sitting on the fence have decided to move.

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Jane and Jean-Marie (John) Losson +1-305 924 0262
Esslinger-Wooten-Maxwell, Inc. Realtors, Inc.

The above graph shows the “months of inventory” in South Beach (Zipcode 33139) for Waterfront condos.

Similar graph for the 33139 zipcode, but for all condos properties : VIEW.

“Market Recovery Picking Its Spots,” proclaims the Miami Herald, July 10,2008. Neighborhoods close to downtown Miami and metrorail are showing signs of renewed buyer interest, along with the “perennially attractive markets like Miami Beach,” according to the paper.

As we’ve been reporting for some time, foreign buyers – particularly Europeans with their strong currency – are helping support the market strength in Miami Beach. “Indeed that city saw more sales in May than almost any other area of Miami Dade with 136 condos sold…. the median price has remained virtually flat compared to a year ago at $376,000.”

Those statistics confirm that Miami Beach continues to do well despite the general downturn in Florida and U.S. real estate. To be sure there are good bargains on the Beach, however, the notion that fire sales are taking place everywhere at all price levels is not borne out by the facts.

Visit our website: MIAMI-TOP
Jane and Jean-Marie (John) Losson +1-305 924 0262
Esslinger-Wooten-Maxwell, Inc. Realtors, Inc.