I have to start part II of this series with the same paragraph as Part I:

 

The question of buying old or buying new in Miami Beach Real Estate always comes up. Some people have a misconception that because the South Florida Building code (SFBC) was updated in 2005, you should buy real estate built after that to make sure it's built right.

 

Condos are very different from homes when it comes to old vs. new, but they also have a lot of similarities. One thing to keep in mind is when a condo needs to do a major upgrade whether it is a roof, pool, finishes, balconies, etc., the whole condominium will share the cost of that upgrade, and therefore special assessments are given to each condo owner.

Miami Beach Condo Construction Quality

Unlike homes, Condo construction quality has remained strong through the years, and this is especially visible in Miami Beach Luxury Condos where finishes are the best and attention to detail is high. Keep an eye out for condo-conversions though, sometimes modern finishes are thrown together as upgrades that are not very well orchestrated and leave a lot to be desired.

New Miami Beach condos will have advantages like impact resistant windows and doors that were not available years ago - and it makes a difference to have to install shutters to a condo-unit on the thirty-something floor of a high-rise as opposed to needing no hurricane protection at all. If you are an absentee owner, there is major peace of mind not having to worry about installing shutters before a predicted storm.

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http://www.realestatedarwinism.com/00424C

The question of buying old or buying new in Miami Real Estate always comes up.  Some people have a misconception that because the South Florida Building code (SFBC) was updated in 2005, you should buy real estate built after that to make sure it's built right.

The South Florida Building Code

Well.....I could not disagree more.  Construction methods, through the years, have gotten worse and worse. Many Developers, in order to make more money, have found ways to cut corners and decrease the quality of construction.  The Building code many years ago was used as a minimum standard, but it got to a point that the same building code started being the top of the standard instead and contractors used it as a maximum.  In order to protect the consumer, that building code became stricter and so the change of the SFBC was inevitable.  Every time you complain about an inspector giving you a hard time and not approving a job done by a contractor, you should thank them instead, because they are there to protect you.

Sturdy Old Construction

Now that the building code question is out of the way I have to tell you that older established neighborhoods in Miami are known for their old construction.  From Miami Beach to Miami Shores, Coral Gables, Miami Springs....these neighborhoods were developed in the 1920's and their construction is as solid as it gets.  They have homes built in the 20's, 30's, 40's and 50's while Miami was evolving. These homes that have been there for at least ½ a century have withstood numerous hurricanes and most of them without even shutters!!   Please don't misunderstand this to mean that you don't have to get hurricane protection for your homes, it means that those old homes have lived through many storms with little damage and we can attribute that to the superior methods of construction of those times.

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http://www.realestatedarwinism.com/004221

Sunday Afternoon in Belmont Shore

Long Beach California

August 24 2008

 

 

Today was the most gorgeous day here in Long Beach.  Is it any wonder why we all love it here so much?  I was out showing homes today to a new buyer, when we were through I drove into Belmont Shore and up Bayshore along the canal.  It was about 5:30 in the afternoon and many people were enjoying the beach.  Adults and children alike were in the water swimming, paddling around on boogie boards, and kayaking, others were relaxing on the sand.  Small boats were slowly making their way down the canal.......it was perfection.  It is what Long Beach is all about. 

 

I parked the car, grabbed both cameras and walked onto the bridge above the canal.  The tide was high, several boats that had been out for the day weren't able to make it back under the bridge to return home were turning around to travel another route home.  People were out on the water having fun, the sun was glistening and the water was an incredible azure blue, as was the sky.  Today was a gorgeous day here in Long Beach.

 

In the background music could be heard, a 3 piece band had set up on the end of one of the docks on the other side of the bridge.  Nice background for the end to a perfect day, thanks for adding a beat to it. 

 

Residents of Belmont Shore and Naples Island were walking to the beach with sand chairs tucked under their arms planning on finishing their day off relaxing on the sand while the sun sank in our sky.  What a great way to end the day and a wonderful weekend. 

Relocating to Long Beach California-Resource Guide

 

Belmont Shore Homes For Sale

• Belmont Shore and Naples Condos For Sale
• Belmont Shore CA Homes for sale under $1000000
• Belmont Shore-Naples Homes For Sale $1000000 to $2000000
• Belmont Shore Naples Homes For Sale $2000000 and up

Belmont Shore Condos For Sale

• Belmont Shore and Naples Condos For Sale
• Marina Pacifica Condos for Sale Long Beach CA
• Bay Harbour Homes For Sale Long Beach California

 

Belmont Shore Income Properties For Sale

• Belmont Shore-Naples Island Income Properties For Sale

 

http://www.realestatedarwinism.com/004213

 

Long Beach Real Estate MLS Blunders

Ever wonder why your Long Beach home or condo isn't getting showings?

As many of my regular readers know, the Long Beach Real Estate Home Blog produces a lot of Long Beach Real Estate Neighborhood Market Reports and statistics.  These reports are a very handy tool for buyers and sellers of Long Beach homes, condos and income properties.  The information on these reports often comes directly from the MLS and is provided free to our readers. 

These market reports require more analysis than just copying numbers from the MLS.  Today I thought I would provide you with an overall Long Beach Real Estate Market report but instead decided to entertain you with the type of MLS faux pas (blunders) that not only get in the way of providing clear and accurate information, but also keep your homes, condos and income properties from actually being shown and selling.

My choices for todays entertainment:

A rare 4 bedroom 2 bath Long Beach condo; 1100 sq ft with no garage; listed for a very desirable $289,000; HOA $1 per month; 173 days on market. (all information is as represented in the MLS)

 

Agent Remarks (direct from the MLS):  Great comdominio 4bedrooms 2baths Two levels New water pipes. This is a Regular sale owner in process of buying another property Ass is very low Just $ 13500 a month

 

 

Makes you want to just jump up and race to see it huh?

 

Hey if you cant spell condominium how are you going to sell it?

 

Is it any wonder that this condo has been on the market for 173 days?  After indicating an HOA of just $1.00 the agent remarks state Ass is very low Just $13500 a month.   Well I have seen a few low ass's myself, but this condo ain't gettin shown with that kind of liability!  There is no description of the property and of course - only 2 pictures of a strip of garages and parking spaces - you did note that the MLS description states "no garage".  173 days on market and this agent hasn't had time to actually describe the condo on the MLS and take and post a few decent pictures of the actual condo?  It is common knowledge that pictures sell homes! 

 

Agents representing Long Beach buyers will likely pass on this one just to save themselves and their buyers from having to deal with this level of dumb!  NEXT...

 

 

 

Our next contender is a listing in the same Long Beach condo/townhouse complex as above:

 

Another rare 4 bedroom, 2 bath, 1102 sq ft condo; listing price $350,000; HOA for this unit is a mere $45 (guess the other unit must be carrying the heavy financial load), with 1 garage.  This condo/townhouse has been on the market for a short 5 days and yep, NO pictures at all! (all information is as represented in the MLS)

 

Agent Remarks (direct from the MLS): property needs TLC. Two storey condominium unit with one bedroom downstairs and 1/2 bathroom. Needs new carpet and paint. close to schools, church and easy freeway access.

 

This Long Beach condo is being sold as a short sale.  Lets think about this for a minute.  The other condo in this complex is listed at $289,000 for what appears to be a conventional sale, it has been on the market for 173 days and has not sold.  Does anybody else agree that it was a stroke of genius to price this one (needing TLC) $61,000 higher at $350,000 - as a short sale - in todays real estate market? 

 

Another Long Beach condo that isn't going to be shown or sold!  NEXT...

 

 

 

Next choice for todays entertainment:

An unheard of 16 bedroom, 2 bath, 824 square foot Long Beach condo, on the Eastside, in the Circle Area; HOA $216 per month.  Are you laughing yet?  Allowing a mere 300 sq ft for the kitchen and 2 baths that would make each of the bedrooms ........ ..what?........standing room only for 1?  Maybe that would work for vampire storage but it doesn't work for humans. Yep, you guessed it another listing with no description of the condo and once again, NO pictures.  (all information is as represented in the MLS)

 

 

 

 

Agent Remarks (direct from the MLS): Beautiful 2 Bed / 2 Ba. Brand new construction. your clients will love it.

 

 

Ahhhhhhh, so it is a 2 bedroom!

 

When an agent is searching the MLS on behalf of a buyer we enter search parameters in order to narrow down the search to that which our buyer is interested in.  This is another Long Beach condo that just isn't going to be shown, because it's not going to be found. 

 

Did you notice the agent remarks above?  Brand new construction - your clients will love it - no description - no pictures!  Heck of a job representing your seller!  Nobody is coming to see it, they cant find it and if they do, you don't have any pictures!  NEXT...

 

 

 

Attention Sellers:

 

Are you thinking about selling your Long Beach Home, Condo or Income Property?  Make certain that you get a copy of the MLS and see how your property is being presented to the agents bringing buyers to the table.  The MLS pushes this information out to many internet sites where buyers will see it and decide if your property is one they would like to view. If your Long Beach properties are not being shown they are not going to sell. 

 

When you interview agents, get a clear view of how your property is going to be marketed and make a wise decision.  In todays real estate market your property needs to be on the internet in front of Long Beach buyers eyes and needs to be presented in a desirable and professional manner.  

 

Keep in mind that the longer you sit on the market the less you are going to make on your home.  If you make a bad choice when you choose your 1st agent, it is going to be a long time before your contract runs out and you can replace them with the right Realtor. There are some sellers in Long Beach who are currently being represented by their 3rd agent.  

 

 

 

Why Hire an Internet Savvy Long Beach Realtor?

 

Over 80% of all home searches start on the internet. Your Long Beach homes need to be online, and findable, when buyers begin their search. Have the Realtors you interview show you their ability to market your Long Beach properties on the internet. Step back; pick keywords that should bring that item to the front page of Google; keywords like Long Beach Real Estate. Are any of the sites that your Realtor is using to promote your property coming up at the top of the engines? No? Keep shopping. Better yet, call the Long Beach Realtors on the front page of Google, they already know how to get there and you can cut right through the unlikely candidates.

Over 25% of all Home Buyers FIRST saw the home they purchased on the internet. If your Long Beach homes are not heavily marketed on the internet, you are missing thousands of potential buyers.

 

http://www.realestatedarwinism.com/004205

This week's Miami Luxury Real Estate Pick is located in Miami Shores (my local stomping ground). It's not often that I point out new construction unless I absolutely believe in it and this happens to be one of those houses. Miami Shores was developed in the 1920's by The Shoreland Company and did an amazing job of urban planning which is one of the best features of Miami Shores. The setbacks and scale of the homes, the rear alley system, the width of the streets, sidewalks and tree-lined streets, is what makes Miami Shores the beautiful community that it is today, and not to forget the fact that we have so many fabulous Mediterranean Revival homes.

This home was buildt new in 2008 and no expense was spared - from commercial grade appliances to Cherry wood floors, but what impresses me the most is the grand scale of each room, with soaring ceilings and clean lines that were kept simple but at the same time elegant. The fact that the home respects the scale of the adjacent homes and its urban context is a huge plus in my book as well.

448 NE 96th Street - Miami Shores, FL 33138

Listed for $1,599,000

The MLS description reads as follows:

 

Unbelievable attention to quality and detail have come together to create this spectacular two-story newly constructed masterpiece located in the heart of Miami Shores, Florida. Ten foot ceilings, custom crown moldings, Cherry wood floors, camera security system, bose sound, formal dining and grand staircase are only a few of the extras to impress the most demanding buyer. Master bedroom boasts a private terrace overlooking pool and spa. Huge gourmet kitchen with Black Galaxy Marble counters, A must see home.

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http://www.realestatedarwinism.com/0041FC