(305) 323-6231

Contact | Email

Gated Communities Category

‘It Takes a Village’ to Successfully Buy or Sell a Home

blogvillagepicture

It takes more than a willing Buyer and Seller to close a real estate transaction, especially in today’s market where low inventory can produce stress and hasty decisions. It ‘takes a village’ of professionals who can work together harmoniously for the same goal.

I’ve been very fortunate this year to have worked with not only great Buyers and Sellers, but some of the kindest, most wonderfully experienced realtors, home inspectors, permit processors, title companies, and real estate attorneys working in Coral Gables, Coconut Grove, Pinecrest, South Miami, Palmetto Bay, and the surrounding corridors. 

Thank you for a fantastic year, and best wishes to all of you in 2014. 

To learn more about South Miami, Coral Gables, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne with EWM Realty International or www.MiamiRealEstateWorks.com at email at [email protected] or by phone at 305-323-6231. Val Byrne – Working For You

Why You Should Determine Your Insurance Rates During the Inspection Period!

Citizens_Insurance_logo_(640x480)_20100706101331_320_240I have seen some jubilant Buyers turn ashen-white when they learn what their insurance premiums are going to be.  In many of those instances the “insurance bomb” is dropped just a few days before closing – when there is no turning back.  This past week I have been working with Buyers whose insurance premium could possibly exceed their property taxes; luckily we are in our ‘inspection period’ and have alternatives!

When Seller or Seller’s realtor tells you they are paying a palatable “X” amount for homeowner’s insurance please take it with a grain of salt!  Your insurance rate has many factors that may not have been considered when your prospective home was last purchased!11

Flood maps have changed, for instance, residences in flood zones beginning with “A” (AE, AH, etc.) are subject to MUCH higher rates beginning October 1st, 2013 (unless Florida State WrightFloodLogolegislature changes that).  Regarding wind-storm insurance ask for your wind-storm insurance quotes based on complete Dade County-approved hurricane protection, and incomplete protection if your prospective home does not have completely “approved” protection. Compare the difference! All of your  property’s openings (windows, skylights, doors, and garage doors) must be protected with County approved materials in order to get the MOST discounted rate (the lowest rate).

Do your homework during the inspection period so you can plan accordingly. Perhaps you can negotiate price (with your Seller or your insurance carrier!), perhaps you can allocate money to make the necessary hurricane protection changes so you receive your best insurance discount a.s.a.p.; no doubt you will make better decisions. 

 To learn more about South Miami, Coral Gables, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne with EWM Realty International or www.MiamiRealEstateWorks.com at email at [email protected] or by phone at 305-323-6231. Val Byrne – Working For You

Thinking About Remodeling? Houzz This!

houzz-logoWith the tremendous upswing in the housing market and decline in inventory Buyers are purchasing properties that need more renovating than they were prepared for!  I’ve sold several homes in South Miami, Pinecrest, and Coconut Grove recently and my Buyers have the heebee geebees about updating bathrooms, remodeling kitchens, and adding swimming pools.

blog picsblog photos

 

 

 

 

I’m updating a bathroom in my South Miami home right now, and it is overwhelming and ginormously time consuming. Do you know how many different tiles are out there?  And there are as many stores selling them as there are exits on the Palmetto Expressway.  Last week I re-directed myself to the Design District but found myself completely distracted (and hungry).

Enter HOUZZ (houzz.com), perhaps the greatest design and decorating tool on the internet (and extremely easy to navigate).  Volumes and volumes of stunning pictures of every room and space imaginable are a click away;  with virtually every design element found in that space at your fingertips; and a ‘go to’ on where to buy it.

Screen shot 2013-11-06 at 9.05.43 PM

Screen shot 2013-11-06 at 9.06.10 PM

Screen shot 2013-11-06 at 9.06.37 PM

 

 

 

Houzz is turning heads in the real estate community too.  I have it downloaded on my iPad so when I am showing a home or condo to Buyers who need help visualizing the home’s or a room’s potential, or just need new landscape and garden ideas, I whip out “the magic wand”.  I love it.

To learn more about South Miami or any other community – including Coral Gables, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne with EWM Realty International on www.MiamiRealEstateWorks.com or email at [email protected] or by phone at 305-323-6231. Val Byrne – Working For You! – See more at: http://miamirealestateworks.com/category/south-miami/#sthash.1TkyzSjU.dpuf

Recently Listed By Val Byrne in Coconut Grove! 3080 Center Street

beautiful-freestanding-villa-with-patio-courtyard-and-garden-p690104

Property Details:

              •  2 Bedroom/2.5 Baths + Cozy Office
              • 1,530 Adjusted Square Feet
              • 2,428 Square Foot Lot
              • List Price $465,000
              • www.3080Center.com

To learn more about Coconut Grove or any other community – including Coral Gables, South Miami, Pinecrest and Palmetto Bay, contact Val Byrne with EWM Realty International on www.MiamiRealEstateWorks.com or email at [email protected] or by phone at 305-323-6231. Val Byrne – Working For You!

To Be Or Not To Be…In South Miami Or High Pines?

Untitled

There is a mad influx of Buyers wanting to purchase homes east of US1 and north of Kendall Drive in the South Miami and High Pines neighborhoods.  I’m often asked, “What’s the difference”?

I sell a lot of real estate in South Miami and High Pines and consider each to be prime “pedestrian communities”, and by that I mean kids play in the streets; and evening walks for dinner and ice cream are common place.

A1561605_101_12

Built in 1960’s. Renovated in 2010.

Geographically they are near mirror images of each other – South Miami lies on the west side of Red Road (SW 57th Avenue), and High Pines on the east side.  Public school districts are different: east of 58th Avenue generally belongs to the Coral Gables schools and west of 58th Avenue will attend the South Miami schools. South Miami is an incorporated City with its own government center and police; High Pines is part of Unincorporated Dade County.

A1691366_101_12

Original “Ranch-Style” built in 1961.

Physically the profile of houses in each area is similar  – “ranch style” original houses were built in or near the 1950’s and were generally 1,600 – 2,200ish adjusted square feet.  Many houses have since had considerable renovations and additions.  Both South Miami and High Pines have seen a renaissance of new construction in the last 12 years with Mediterranean, Florida Vernacular, and tropical styles adding to the landscape. Each neighborhood has a handful of popular gated communities: i.e. Pine Manor and Oak Lane in High Pines; Parkside Village and Orr’s Pond in South Miami.

A1517521_101_12

“Key West-style” built in 2006.

Home prices are not significantly different, especially in these times of low inventory.  Some recent sales in High Pines have climbed above the mid $300/sf mark; South Miami has reached the mid $300/sf but decent homes are still available the high $200/sf range.  In my 20+ years selling properties in both communities High Pines has often been about $25/sf higher than South Miami, but the gap has closed significantly in the last year.

I live in South Miami – I love my home, my neighbors, and my neighborhood BUT the truth is, if I picked my house up and move it over to High Pines, I would feel the same.

 

To learn more about South Miami or any other community – including Coral Gables, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne with EWM Realty International on www.MiamiRealEstateWorks.com or email at [email protected] or by phone at 305-323-6231. Val Byrne – Working For You!

 

 

 

 

Supermoon at Matheson Hammock!

977601_555305581182593_712435461_oI went to Matheson Hammock Sunday night to see ‘Supermoon’  2013 and found myself at a spontaneous full moon party in the parking lot.  The kiteboarders were surfing, the Red Fish Grill patrons were coming and going, and boaters were still floating in the Bay awaiting the biggest moon of the year.

pic2

I am drawn to that Park like a magnet. My earliest childhood memories are picnicking at Matheson; as adolescents we launched our boats there; I taught my children to swim in the pond, and they learned to walk in the sand.

I’ve sold over $25 million of real estate in the last year or so in the neighboring communities of Gables Estates, Hammock Oaks, and newly gated Hammock Lakes – and my favorite place to bring Buyers for a quick snack? The gas pump station at the Matheson Hammock Marina – the little store has the coldest drinks town.
pic1pic3
 
To learn more about Coral Gables or any other community – including South Miami, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne with EWM Realty International on www.MiamiRealEstateWorks.com or email at [email protected] or by phone at 305-323-6231. Val Byrne – Working For You!

Recently Sold By Valaree Byrne In Cutler Oaks! 7273 SW 146th Street Circle

A1675386_101_12List Price: $795,000

http://bit.ly/12Y1BLz

Cutler Oaks has long been my favorite gated community in Palmetto Bay, and it was a pleasure to sell this sweet home. It was plain lucky that there was even a home available – there have only been 2 properties for sale in Cutler Oaks in the past year and they sold immediately!

M1408152_F01_22

An oak-filled enclave with just 24 residences, Cutler Oaks is private, serene, safe, and beautiful – all 4 criteria necessary for my Buyers who searched high and low for just the right home. They also wanted easy access to the main travel arteries, and Old Cutler Road is the hub for almost all corridors; and they needed to be reasonable distance to the private schools they had selected for their children. Just so happens Cutler Oaks is in an excellent public school district (Coral Reef Elementary School, Southwood Middle School, Miami Palmetto Senior High School), and is in close proximity to the finest private schools Miami offers.

Congratulations to both Buyers and Sellers!

 

To learn more about Palmetto Bay or any other community – including Coral Gables, Coconut Grove, Pinecrest and South Miami, contact Val Byrne with EWM Realty International on www.MiamiRealEstateWorks.com or email at [email protected] or by phone at 305-323-6231. Val Byrne – Working For You!

Just Sold By Valaree Byrne in Hammock Lake! 5001 Hammock Lake Drive

1List Price: $5,700,000

www.5001HammockLakeDr.com

This is another classic example of Miami real estate moving at break-neck speed! We saw this gorgeous home designed by Portuondo and Perotti the first day it was on the market and had our offer turned in that night. These Buyers couldn’t risk losing this magnificent home on Hammock Lake, off Old Cutler Road near Matheson Hammock, especially after a 2-year search. There are splendid lake views from every room, an infinity edge pool, 7 bedrooms with 8 ½ baths, and 2 separate guest cottages.

Congratulations to the Buyers and Sellers!

 

To learn more about Coral Gables or any other community – including South Miami, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne with EWM Realty International on www.MiamiRealEstateWorks.com or email at [email protected] or by phone at 305-323-6231. Val Byrne – Working For You!

Just Sold By Val Byrne in Pinecrest-by-the-Sea! 13403 SW 58th Avenue

58 Ave

List Price: $1,250,000

Congratulations to perhaps some of the hardest working Buyers I have seen!  Following a long and arduous home search (with many highs and lows) we just closed on this beautiful, completely renovated home in “Pinecrest-by-the-Sea”.  “Pinecrest-by-the-Sea” is a nickname for that wonderful Pinecrest neighborhood, Cutler Bay Estates, which lies within the gates of Gables-by-the-Sea, a Coral Gables community just off Old Cutler Road, adjacent to Gulliver Academy.

 

To learn more about Pinecrest or any other community – including Coral Gables, Coconut Grove, South Miami and Palmetto Bay, contact Val Byrne with EWM Realty International on www.MiamiRealEstateWorks.com or email at [email protected] or by phone at 305-323-6231. Val Byrne – Working For You!

 

Recently Sold By Valaree Byrne in Cutler Cay! 19066 SW 76 Avenue

List Price: $399,000

On Friday I will joyfully be seated at a closing for a property purchased by good friends/clients who are moving to a wonderful home in Cutler Cay.

cutlercarCutler-Cay-4

 

 

 

 

 

 

These are the most tenacious Buyers I have known – and I told them many times their persistence would pay off (even when I doubted it myself). They sold their home in South Miami two years ago so they could find a more accommodating house for an elder parent that would soon be living with them, and for two young-adult children who they still enjoy having live at home.

Everyone had their own agenda – grandma needed to be on a ground level with separate quarters, children are too old to share a bath, dogs need a yard, and working Buyers didn’t have the time or energy to invest in a large renovation – mind you these were times where short sales and foreclosures dominated the market, and many of these homes were in poor condition. In two years we looked at more than 50 houses (did hundreds of ‘drive bys’), made offers on many, waited on end to hear about short sale approvals, kept looking, had MANY discouraging days, but alas we found the perfect home and the stars lined up.exteriorfront_500exteriorback_500

 

 

 

 

 

 

Tenacity and perseverance is what it takes purchase in today’s market – inventory is so low, demand is so high, prices are rising, multi-offers are often the norm. It can be a real roller coaster but most important is that you stay in the game, move swiftly, and you must have an experienced, knowledgeable realtor. At the speed properties are moving you need to see new listings within hours of them going on the market, have all the information and technology needed to make an intelligent offer quickly (should that be the case), and follow-thru methodically and carefully without mistakes that can delay or even cancel a closing. I specialize in South Miami, High Pines, Coral Gables, Coconut Grove, Pinecrest, and Palmetto Bay, and would be delighted to be that realtor for you.

 

To learn more about Cutler Bay or any other community – including South Miami, Coral Gables, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne with EWM Realty International on www.MiamiRealEstateWorks.com or email at [email protected] or by phone at 305-323-6231. Val Byrne – Working For You!