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Just Listed For Sale or Rent by Valaree Byrne 1110 South Alhambra Circle

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Colonial sophistication meets old work charm in this sprawling home on a beautiful corner lot in the South Gables. Gleaming hardwood floors, impact glass, and architecturally significant volume ceilings are present in every spacious room. A beautiful pool, patio, and covered terrace await you!

Property Details:

 • 3 Bedrooms / 3 Baths

• 2,604 Adj. Square Feet / 14.880 Square Foot Lot

 • List Price: $1,150,000 OR $6,200/month

 

To learn more about real estate in South Miami, Coral Gables, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne at val@valbyrnerealtor.com or at 305-323-6231. Val Byrne – Working For You!

Anyone For Tennis Or Golf?

I am often asked by prospective buyers and renters at Deering Bay if the list price includes access to all of the facilities. The answer is for the most part, no.  Deering Bay Yacht & Country Club offers a variety of equity and non-equity memberships giving access to its Arnold Palmer Golf Course, Har Tru clay tennis courts, Junior Olympic-sized pool, complete pro-shop, fitness studio and classes, world class dining facilities, and social events.   Equity memberships may be purchased by both Deering Bay residents and non-residents. All residents of Deering Bay enjoy the walking trails and sandy beach, and each of the five Condominiums and the Club Villas have their own swimming pool for residents to enjoy. deering-boats deering-bay

 

All equity and non-equity memberships include unlimited access to social events, world-class dining facility, Junior Olympic-sized resort pool, locker room, and fitness facilities.

Equity Memberships:Deering_Bay_Yacht_Country_Club_1_233662

  • Golf Membership: offers full, unlimited access to its Arnold Palmer Golf Course along with all other sporting facilities.
  • Tennis Membership: setup for non-golfers, offers very restricted golfing. Unlimited access to tennis courts and all other amenities.

Non-Equity Memberships:

  • Social Membership: provides no access to sporting facilities, all other amenities are available.
  • Summer Membership: (Memorial Day – November) offers unlimited access to all amenities. At the end of the trial, a portion of the fee can be applied to an equity membership if member wishes to do so. It’s a great way to test the waters!

deering bay exterior

Deering Bay Courtyard

The Deering Bay community offers a variety of residences: high-rise condos (Verona, Milano, & Siena), mid-rise condos (Venice & Padua), Club Villas, and single-family estate homes.  My current listing at 13632 Deering Bay Drive is a corner-built Club Villa adjacent to Deering Bay’s world-class deep water marina. If ‘condo living’ doesn’t suit your lifestyle but you yearn for minimal-maintenance living, the Club Villas are a magnificent choice that you will be glad you made. At Deering Bay Club Villas you can enjoy the comforts of single family home lifestyle in a beautiful resort setting with Biscayne Bay a glimpse away. For more information click on the photos of 13632 Deering Bay Drive!

 To learn more about real estate in South Miami, Coral Gables, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne at val@valbyrnerealtor.com or at 305-323-6231. Val Byrne – Working For You!

 

What About Those “Diamonds in the Rough”?

Sometimes realtors describe a property as being a “diamond in the rough”; or maybe “a gem that needs polishing”; or a house that has “good bones”. The current buzz phrase is “classic mid-century”, which when translated often means a home built in the 1940’s-1960’s that may or may not have updates.

"BEFORE"   5900 SW 83rd STREET

“BEFORE” 5900 SW 83rd STREET

Some of those homes can be fabulous! Sure it takes time, money, and energy but many find it so rewarding! The markets that I specialize in: South Miami, Coral Gables, Coconut Grove, Pinecrest, & Palmetto Bay are low in ‘turn-key’ inventory, especially in the $500,000 – $1,250,000 range, so now might be the time to consider those properties which need some TLC!

"After"   5900 SW 83rd STREET

“AFTER” 5900 SW 83rd STREET

Try and separate the cosmetics from the fundamentals!  First and most importantly,  is the property in a neighborhood you desire? Does the property have the needed space, both inside and out? If not, can space be added? Is there good light? Is there room for a pool if you want to add one later? If the fundamentals are there, maybe you consider the ‘labor of love’route!

I recently sold the two homes in South Miami to Buyers who would have preferred ‘turnkey’, but they didn’t exist at the time or were unaffordable. Thank goodness they had vision! Both families are so happy with their decisions, and I have great neighbors!

 

To learn more about real estate in South Miami, Coral Gables, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne at val@valbyrnerealtor.com or at 305-323-6231. Val Byrne – Working For You!

Miami’s Rental Market Madness!

In my 20-year real estate career in Coral Gables, Coconut Grove, South Miami, Pinecrest, Palmetto Bay, and the Brickell corridor I have NEVER seen so many for rent illustrationpeople looking to rent.  I’m predominantly a Buying and a Selling Agent in Miami’s luxury home market, but I’m well versed in the local rental market, and typically have 5-10 rental transactions per year.  That is until this year:  I’ve had 10 rental transactions and 5 current prospects, and it’s only April.  I’ve been preparing Leases from $2,000/month to $20,000/month, and I don’t see a slowdown. I’m finding this month that it will cost at least $2 per square foot to get a decently clean, updated single family home with a pool, and in Coral Gables many will have to pay that and skip the pool!

15 rental transactions in four months is so far out of the norm for me that I decided to stop and look at my own stats, as well as a those where I have been renting: Coral Gables, South Miami & High Pines, Palmetto Bay, Pinecrest, and Brickell.  Glaring at me are the number of new-comers to Miami just in my own chamber of business.  There are 10 renters from out-of-state that have moved for job reasons (5 of them physicians); all wanted to rent and scout before buying.  Only 1 is from out-of-the country which confirms what we already know: the “foreign investor” knows Miami is a safe bet; no need to rent and no time to fool around – prices are going up.   The remaining folks are locals renting while they build their new home or are in-between homes; and my favorite renters are an 88 and 95-year old married couple: they wanted a more simple, maintenance free lifestyle so they could relax (me too!).

 

Comparing Price PSF in Coral Gables, 2012-2014

Comparing Price Per Square Foot in Coral Gables, 2012-2014, For Properties Starting At $2,500/month, Minimum 3 Bedroom

Comparing Price Per Square Foot In Pinecrest, 2012-2014, For Properties Starting At $2,500/month, Minimum 3 Bedrooms.

Comparing Price Per Square Foot In Pinecrest, 2012-2014, For Properties Starting At $2,500/month, Minimum 3 Bedrooms.

Comparing Price Per Square Foot In South Miami, 2012-2014, For Properties Starting At $2,500/month, Minimum 3 Bedrooms

Comparing Price Per Square Foot In South Miami, 2012-2014, For Properties Starting At $2,500/month, Minimum 3 Bedrooms

Comparing Price Per Square Foot in Coconut Grove, 2012-2014 for Minimum 3 Bedrooms, $2,550/month and Higher

Comparing Price Per Square Foot In Coconut Grove, 2012-2014, For Properties Starting At $2,500/month, Minimum 3 bedrooms

Some Cool Chicks in Snapper Creek Lakes

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I walk through beautiful Snapper Creek Lakes from my home in South Miami a couple times a week: passing through Hammock Lakes Park, the Dade County Nursery (see my Dog Park blog), and often stopping by the Wayside Fruit Stand for a drink on the way home (my FITBIT tells me my route is about 12,000 steps). 

 This month I have been delighted by the Easter decorations at one of the homes on the Lake.  It’s not the first time they have decorated; I have been admiring their holiday decor for a long time, but last week I had to pull out my phone and snap some pictures. This takes “creative” to the highest level: coconuts, flowers, palm fronds, some paint, and abracadabra! It’s a spectacular spring display. 

Snapper Creek Lakes is one of my favorite communities in Coral Gables.  In this gated paradise peacocks roam wide, friendly streets where stunning homes sprawl out on one to one-and-a-half acre oak-studded properties; a sleepy marina and dock master oversee boat storage and activity, and Biscayne Bay is only a bridge away.  There are about eight homes for sale in Snapper Creek right now ranging from $3.2 million to almost $10 million, each an architectural specimen.  Right now my favorite is the old Pancoast property, where the “cool chicks” reside.

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To learn more about real estate in South Miami, Coral Gables, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne at val@valbyrnerealtor.com or at 305-323-6231. Val Byrne – Working For You!

The Grass Is Green On The Other Side!

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Dison Park
8021 SW 58 Avenue

Dison Gazebo

Gazebo at Dison Park

Several  years ago I had the pleasure of meeting Charlotte Dison at one of my Sunday open houses in South Miami.  Mrs. Dison and I live in the same neighborhood just behind Dante Fascell Park and adjacent to Epiphany Church & School.  Charlotte wasn’t looking to buy a home in South Miami; she was out assessing the value of land in the area.  She was entertaining the idea of turning the large parcel of land behind her home into a wireless park. OMG, she was one of the most forward thinking, community- minded persons I had ever met.  She was about 75-years old and WAY ahead of her time.

It’s been 5 – 7 years since we met (and just that one time), but the memory is permanently stamped in my memory partially because of the impression she made on me that afternoon, and partially because I pass “Dison Park” several times a day.  Sometimes I will see a person or two reading in the gazebo, sometimes I admire a beautiful  Labradoodle fetching a ball, and late in the afternoon I see a swarm of small giggling boys practicing soccer. 

Charlotte Dison must have had many builders and developers courting her for that parcel over the years, and I bet she was supremely gracious and kind when she said “No thank you”.  She had a vision, and now she sees that vision each time she looks out over her backyard.   PS, I am not sure the “wireless” part of the plan became a reality, but it was a magnificent idea.

And the Real Estate Forecast Continues to be Sunny Skies……

 

Ron Shuffield, President and genius data cruncher at EWM Realty International delivered our spring outlook last week and the forecast is SUNNY!  Watch this quick video to hear it for yourself, but in a nut shell Ron summarized the last three years of real estate sales in Dade County (2011-2013) as being record breakers.  Each year the number of sales of single family homes and condominiums exceeded the prior year, and these were double digit increases!

 

 

Ron expects to maintain high levels of sales in 2014.  Our indicator of future sales is the amount of inventory of properties for sale, more specifically,  the ‘number of months’ of inventory available. In Dade County we have about 5-6 months of supply right now, which Ron believes is a healthy amount.  In my 20 years selling homes in Coral Gables, Coconut Grove, South Miami, Palmetto Bay, and Pinecrest, I find that a little on the low side, and with that trend prices usually increase.  As Ron says in the video, it is very “neighborhood specific”.

South Miami Number of Homes For Sale & Sold in the past year 1mil - 2milSouth Miami Number of Homes For Sale & Sold in the past year 500,000-1mil

I’m working with a lot of Buyers looking for homes in South Miami, Coral Gables,
and Coconut Grove in the $650,000-$1,000,000 range, and there are very few options out there.  In South Miami alone there is
very little, and even if we stretch budgets up over $1,000,000 the same holds true.

Buyers need to be working realtors who know the market, and know the minute a new home comes on the market. That’s what it often boils down to –  seeing a home and making an offer on day ONE.  Best news in Ron’s spring forecast is that our prices are generally still 35%-40% less than they were at the peak of 2007, and so there are still tremendous values in Miami.

 

To learn more about real estate in South Miami, Coral Gables, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne at val@valbyrnerealtor.com or at 305-323-6231. Val Byrne – Working For You!

It’s a Dog’s Life Near Hammock Lake Park

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The pond at the dog park in Dade-County Nursery

One of my favorite things to do is take my dogs to that beautiful park adjacent to the Hammock Lake and Snapper Creek Lake communities that I call ‘dog park’ (but many refer to it as the Dade County Nursery). It’s a vast parcel of unspoiled land nestled between Old Cutler Road and Red Road that the Matheson family gave to the County many years ago.

imagesCACWIDIDIt’s dog nirvana.  Most any time you’ll find dogs fetching frisbees  and swimming in the pond. On weekends (I am there every Sunday) I think there are as many breeds at the park as there are at the Westminster Kennel Club Dog Show. If you don’t have a dog it’s still a great place to hike!  You can park across the street from Fairchild Tropical Garden in the unpaved parking lot and follow the trail, or you can enter at the most southern end of School House Road (SW 52nd Avenue), and there is plenty of room to park.

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‘Dog Park’ is sandwiched between two premier, gated Coral Gables communities: Hammock Lake Park and Snapper Creek Lakes. Homes averaged $550ish per square foot in the last 18 months.  I sold the most beautiful home in the area in 2013 – a dreamy residence designed by Portuondo Perotti Architects.  The Buyers have dogs – I wonder if they found nirvana down the street!

 

To learn more about real estate in South Miami, Coral Gables, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne at val@valbyrnerealtor.com or at 305-323-6231. Val Byrne – Working For You!

 

Attention Urban Dwellers!

farmers market colorful fruitfarmers market fruitLUCKY YOU if you live in Coral Gables, Coconut Grove, South Miami, High Pines (and Ponce corridor), or Pinecrest, because they are Farmers’ Market communities!  A community is only as good as its ‘sense of community’, and there is something wonderfully refreshing and ‘grass roots’ about bumping into friends and neighbors while shopping for fresh produce!

Pinecrest GardensI shop at least one Farmers’ Market each week, and to add to the adventure, I either walk or cycle (sometimes I don’t recognize myself). I have to admit my favorite is the Pinecrest Gardens Farmers’ Market.  I live in South Miami but I am a Pinecrest Farmers’ Market girl.

Aside from the stellar fruits and vegetables, there are a few things I don’t resist:  Fatima’s Soaps and Candles are amazing, the guacamole guy has bar none the best EVER, my peeps LOVE the maple bacon and sweet Italian sausage,  and the lady in the middle-aisle bread station has THE best Asiago bread.

orangey faceWhether you live in one of these great communities or are thinking about buying real estate in Coral Gables, Coconut Grove, South Miami/High Pines, or Pinecrest, be sure to support the local economy, the local farmer, and HAVE A GREAT TIME!

 

 

 

Pinecrest Gardens Farmers’ Market | Pinecrest Gardens Parking Lot (the old Parrot Jungle) | Sundays, 9am – 2pm | November – May

Coral Gables Farmers’ Market | Lejeune Road & Miracle Mile (at City Hall) | Saturdays, 8am-1pm | anuary – March

Fairchild Farmers’ Market | Fairchild Tropical Botanics Garden | Saturdays, 9am – 2pm | I am not sure which months, but definitely March

Grove Green Market | Coconut Grove Playhouse parking lot | Thursdays, 2pm – 8pm | Check the months!

Coconut Grove Organic Farmers’ Market | 3300 Grand Avenue | Saturdays, 10am -7pm | Year-round

South Miami Farmer’s Market | SW 57th Court and Sunset Drive | Sundays, 9am – 2pm | Year-round

 

To learn more about real estate in South Miami, Coral Gables, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne at val@valbyrnerealtor.com or at 305-323-6231. Val Byrne – Working For You!

 

 

Do You Know About “Nextdoor.com”?

I just read about the Nextdoor.com website and app, and love it!  It’s an Angie’s List, Neighborhood Crime Watch, Yard Sale flyer, Community Calendar, and Lost & Found all rolled into one.Nextdoor.com logo

Nextdoor.com is  a social neighborhood site and app that allows neighbors to post safety issues, service provider recommendations, community announcements, items for sale, lost (and found) pets, you name it!  It’s free, completely private, and there’s no business advertising.

My "Nextdoor.com" neighborhood is painted in green. The "pink" areas to the north and south (Pinecrest) are already Nextdoor.com neighborhoods.

My “Nextdoor.com” neighborhood is painted in green. The “pink” areas to the north and south (Pinecrest) are already Nextdoor.com neighborhoods.

I jumped on the Nextdoor.com train and am in the midst of forming a Dante Fascell Park “neighborhood”.  This week alone in my sweet South Miami neighborhood I call Happyville (and I live on Happy Street) I was asked who does my yard, who just painted my house, and have I seen a neighbor’s lost dog.  While out walking my dogs yesterday, I made a note to ask Phil who cleaned and sanded his Chicago bricks, get the name of the guy that built Tom and Kathy’s pergola, and ask Alicia why the police were parked in front of her house.  So, how great would it be to have that exchange of information at our fingertips?

If you live in the South Miami area between Red Road (SW 57th Avenue) and Fuchs Park, and between the Snapper Creek canal and SW 84th Street, expect a visit from me or send me a note if you would like to be included!

To learn more about real estate in South Miami, Coral Gables, Coconut Grove, Pinecrest and Palmetto Bay, contact Val Byrne at val@valbyrnerealtor.com or at 305-323-6231. Val Byrne – Working For You!