Coconut Grove Homes and Condos for Sale

Archive for the 'North Coconut Grove' Category

Coconut Grove Homes Listed For $500,000 and Less

Some buyers may have felt the opportunity to own a home in Coconut Grove had passed them by, but today there are 44 single family homes and free-standing townhouses on the market at or under $500,000.

Pictured below is a home in the north end of the Grove at 2627 Halissee Street. It’s a 4 bedroom 3 bathroom home with 2043 square feet on a gorgeous lot with a pool. It was listed at $599,000 in January as a regular sale, then as a short sale for $567,000 by Coldwell-Banker in April. Today the asking price is $499,000.  That’s $244 per square foot, not out of line for such a great location, when the average asking price per square foot for all these homes is $226.

Of the forty-four homes on this list, 16 homes are short sales. Because any purchase requiring financing depends on the appraisal price we have finally reached a point where there’s really no striking difference between a regular, traditional sale and a short sale. Savvy sellers know that their properties must be priced similarly to comparable homes, even if that other home is a short sale, and they are much more willing to make the adjustment if it gets their property sold.

To see all the homes listed for $500,000 and less click here.

If you would like to see a list of Coral Gables homes listed under $500,000 refer to my recent post here.

It truly is a great time to buy! Interest rates are lower than ever before and there’s a great selection of homes for sale. If you would like to see 2627 Halissee Street or any of the homes in this price range, please call me at 305 794.6570 or you can leave me a note here .

Let’s Take a Look at Bay Heights in North Coconut Grove

Bay Heights is one of my favorite Coconut Grove neighborhoods. It’s the area of the Grove closest to downtown Miami and is surrounded by a 5 foot wall that originally enclosed the fields where food was grown for workers during the construction of Villa Vizcaya.

Vizcaya is the Italian-Renaissance estate built between 1914 and 1923  for the industrialist James Deering which is now owned by Miami-Dade County and open to the public. If you’ve not been there recently it is well worth another visit. If you’ve never been there, make it a priority the next time you can!

Back to Bay Heights, though! This is a community of 185 homes with 24 hour a day, seven days a week patrolling police presence. It can be accessed only through its 2 entryways, one at Tigertail and Alatka and the other where Samana Drive joins South Miami Avenue. The original homes were built during the mid-1950s and over time most have been updated.

One of the best renovations of an original Bay Heights-style home sold in June this year at 62 Bay Heights Drive that was listed by Kimberly and Associates. Pictured below, it has 5 bedrooms and three and a half bathrooms on 3 levels. It’s larger than the typical 1950s homes in the neighborhood with 4339 square feet and a lot over 17000 square feet. It has 10′ ceilings, terrazo floors, impact-glass windows, a truly gourmet kitchen, and complete guest or in-laws quarters (with kitchen) on the lower level. There is a huge wraparound deck in the backyard and plenty of room for a large pool.

[Gallery not found]

This property sold for $1,200,000 or 8% less than the asking price. This is in line with the other closed sales this year, except for one sale at 105 W. Shore Drive which sold for 20% less than asking. Check out all the closed sales here.

There are currently 7 homes on the market in Bay Heights, none of which is a short sale or foreclosure. This is a stable and desirable place to live, literally as close as you can live to downtown and still be in Coconut Grove! See all listed homes here.

 General statistics for the area are as follows:

• Average square footage of homes: 3120
• Average list price: $733,615 or $235 per square foot
• Average sale price: $668,000 or $209 per square foot
• Sale price to listed price average: 90.5%

I’ve lived in the north Grove for over 30 years. If you want a real specialist in the area give me a call at 305 794.6570 or leave me a note here. To stay updated with all Coconut Grove real estate information, receive my blog posts via email by subscribing here.  Once you register, you must activate the subscription in a follow-up email.

Who Let the Dogs… In?

The End of A Great Time at the Dog Park!

So many families include pets, and a lot of the canine population likes to have the occasional play-date. Miami isn’t known as a particularly dog-friendly city, but we do have several dog parks where they can be off-leash and play to their heart’s content.

Designated Dog Parks are usually located within a larger park and allow dogs to frolic and play and run free within a fenced-off area.  They feature site furniture and equipment for dogs to play with and perform stunts.  Additional features include shade structures, hosing stations, water fountains for both pets and owners, and “Mutt Mitts” or bag dispensers and waste baskets, so owners can pick up after their pooches.

Blanche Park at Virginia Street and Shipping Avenue in the center Grove is where I take my own dogs. There is a good blend of “regulars” and our dogs look forward to meeting up for a romp. A large bare spot, which the dogs appreciated but the people came to dread, has been re-sodded successfully. No more muddy dog paws in the car!

Kennedy Park on South Bayshore Drive where Kirk Street ends has a large fenced area near the bay. It has separate areas for larger and smaller dogs, but less shady areas than Blanche Park and limited parking. My dogs seem to enjoy it completely, but since I also get a vote (and do the driving) we don’t go there often.

Tropical Park at 7900 SW Bird Road (SW 40th Street) is a bit west of this site’s coverage area but its dog park is worth the drive. Located at the widely popular Tropical Park, this 2 acre off leash site has 2 separately fenced areas to accommodate large dogs and dogs less than 35 pounds. The dog park has play equipment, doggy drinking fountains, waste disposal stations, water sprays, and ADA accessibility. Dogs must be sociable, current on all vaccinations and license, and under their owner’s control at all times. Dogs must be leashed when not in designated off-lead areas.

To check all Miami-Dade County Parks that allow dogs click here

For dog owners who may need a place to stay near Coconut Grove and Coral Gables I’ve compiled a list of nearby hotels that allow pets.

Grove Isle 4: One dog up to 25 pounds is allowed for a $45 per night, and there is a pet policy to sign at check in. Your pet must be in a kennel if you are out.

Residences Inn Coconut Grove at 2835 Tigertail Avenue: Dogs are allowed for an additional one time pet fee of $100 per room.

Extended Stay Miami- Coral Gables 3640 SW 22 Street (Coral Way) and Brickell – Port of Miami at 298 SW 15th Road: One dog is allowed per suite. There is a $25 per night additional pet fee up to $150 for an entire stay. When making an online reservation, type the following on the line that says ‘Do You Have Any Special Requests or Comments?’ on the reservation form: “I am bringing my dog.”

The Four Seasons at 1435 Brickell Avenue: Dogs less than 15 pounds are allowed for no additional fee. Dogs may not be left alone in the room. Pet sitting services are available.

Hampton Inn at 2500 Brickell Avenue: Well behaved dogs of all sizes are allowed. There are no additional pet fees.
When making an online reservation, type the following in the Comments section on the Guest Information Page of the registration form: “I am bringing my dog.”

To check all dog-friendly hotels in Miami click here

I can help you with pet questions, but my passion is selling real estate! If you need a help selling your home or buying a new one, please call me anytime at 305 794.6570.  Alternatively, you may leave me a note here.

If you would like to stay updated with all Coconut Grove, Coral Gables, South Miami, Shenandoah and the Roads real estate information, receive my blog posts via email by subscribing here.  Once you register, you must activate the subscription in a follow-up email.

Current Listing and Sales Prices In My Neighborhoods

This site covers the area between The Roads and Shenandoah, through Coconut Grove, encompassing the entire area of South Miami, and all of Coral Gables. The table below shows the listing and sale prices of these neighborhood homes, and what that equals in price per square foot.

The closed sales reflect activity within the last 90 days, which is the time appraisers use for establishing value for financing purposes. If you’re thinking of selling your home, besides inviting you to give me a call, I hope this will be a good guide for you as you consider the value of your home.

I researched Coconut Grove and Coral Gables by specific criteria, waterfront and non-waterfront, or dry lots. I further broke down Coral Gables as everything north of Bird Road, and then the homes south of there.  Coconut Grove is generally known by its three areas, and the center Grove has so few single family homes that it isn’t included in this table.

In South Miami I show data for High Pines and the Ponce-Davis neighborhood, then the rest of the area in its own line.

To stay updated with real estate information about these neighborhoods, receive my blog posts via email by subscribing here.  Once you register, you must activate the subscription in a follow-up email. To reach me immediately, call me at 305.794.6570 anytime.

Boater’s Alert! $100 a Month Dockage With This Bayfront Condo

I recently wrote about my favorite small condominium in Coconut Grove at 1600 S. Bayshore Lane. I mentioned at that time that I would be listing a one bedroom apartment there soon, and it is now on the market.

1600 South Bayshore Lane Condos in the north Grove is a nine-story building with only 32 units, four per floor. There is rarely anything for sale here as owners tend to hang on to them. The apartment I am selling is 8-D, one floor below the penthouse level, and has a spectacular view across the bay, even though it is on the northwest corner of the building. In fact, every unit there has a great view!

This building is really unique. It’s super pet-friendly, has individual storage for each unit on the ground floor that is air conditioned, and has plenty of secure parking for owners and guests. There is a community room with a full kitchen by the barbeque area and bayside pool. To me the biggest draw is the dockage for residents that goes for only $100 a month, no matter the size of the vessel. There’s about 6 feet of draft at low tide and a channel out to the deeper water to the bay. Several sailboats are docked here.

The D line is the only one bedroom apartment in the building, but it’s only slightly smaller than the C line, a two bedroom layout. So, it has one large bedroom with floor-to-ceiling windows. The hallway to the full bathroom is lined with closets anyone would crave, and there’s a full-size washer and dryer.

This apartment has been completely reconfigured and renovated, opening the kitchen to the living and dining rooms creating a “great room” atmosphere for true Florida living. The balcony is large and deep with plenty of room for whatever your heart desires. Table and chairs? Chaise lounges? You name it!

To see more photos of this condo click here

• $345,000 List Price
• 1,025 square feet
• One Bedroom One and a Half Bathrooms
• Completely Renovated
• 2 Parking Spaces in Gated Lot
• Secure Bike Storage on Ground Floor
• Individual Unit Storage under A/C
• Dockage Available for $100 Per Month

If you are interested in seeing this condo, give me a call at 305.794.6570. I’d love to show it to you.

If you need a residential real estate expert in Coconut Grove, Coral Gables, Shenandoah, the Roads, or South Miami I hope you’ll think of me. This is what I do all day, every day. You may also leave me a note here or subscribe to receive my posts by email. Once you register, you must activate the subscription in a follow-up email.

First Quarter Update of Grove Isle Condos

Grove Isle is unique among condos in Coconut Grove. It sits on its own private20-acre island just off the mainland between Dinner Key and Mercy Hospital, and has its own marina, hotel, restaurant, tennis courts, paved walking path, and private beach.

The three towers were built between 1980 and 1982, but the age hasn’t diminished their luster. Everything is impeccably maintained, the landscaping is gorgeous, and the employees are professional, friendly, and attentive.

Originally there were 4 floorplans – two bedrooms and  two bathrooms in 1642 square feet or 1882 square feet, and three bedrooms 2 and a half bathooms in 2398 or 2614 square feet. The larger 3 bedroom units make up the corner units in each building. These sizes do not include the generous balconies each apartment has. Over the years  some owners have put units together to create larger, and in some cases, two-story homes in the air.

As of April 14, 2010 there are 28 apartments for sale among the 510 units in the 3 buildings,  just over 5% on the market. In the first quarter of this year there have been 8 closed sales, the median sales price has been $709,000 or  $340 per square foot.

In the graph below you can see how the  asking prices are coming down and the sales prices coming up. In a healthy market, we see these  two numbers being close together. It’s encouraging to see this trend at Grove Isle as it is a great place to live!

It’s best to work with someone who knows the area; so if you are interested in seeing apartments in Grove Isle, or any condominium in Coconut Grove, please leave me a note or call me at 305 794-6570. 

Which Is The Best Small Condo Building in Coconut Grove?

My choice by a landslide is 1600 S. Bayshore Lane Condos, a 32 unit nine-story building on the bay in the north Grove. It has its own private dockage for 12 boats, heated bay-side pool, plenty of parking for residents and guests, and pets are welcomed.  What’s not to love?

There are only 4 units per floor. Three have 2 bedrooms and baths, one has a big bedroom with a bath and a half, and all have water views. The ground floor has the lobby, mail room, community social room with a full kitchen, cabana baths for men and women, and individual locking storage for each owner.

The largest apartment is the A-line with 1310 square feet, followed by the B-line with 1269. Both face directly toward the bay. The remaining 2 bedroom units are in the C-line with 1060 square feet, and just a bit smaller at 1025 square feet is the D-line, the only one-bedroom units.

One of most appealing amenities is that residents may lease boatslips from the association for only $100 a month. With dockage scarce and expensive in the Grove, this is truly a major plus. Also, every apartment has its own balcony, with the C and D units’ on the sides of the building with great views to Biscayne Bay! Naturally, the A and B units’ balconies face the water straight on.

It’s rare that anything becomes available here, and at the moment there is only one apartment for sale, 5-C, asking $399,000. It’s listed by Coldwell-Banker. Over the years I’ve sold and rented many here, and I will be putting one on the market for sale in the near future. I’ll let you know all about it when that happens.

For any information about this or other condos in Coconut Grove, send me a note or call me at 305 794-6570.

Two Sales at Grove Isle In January 2010

So far this year there have been two sales at Grove Isle Condo, the private island community in the North Grove.

 Unit 306 closed on January 19 for $400,000, the listing price, after 172 days on the market. This equals $243 per square foot. Closing on January 26 for $640,000 ($340 ppsf) was unit 1507. The asking price for this apartment was $709,000, and it was on the market for only 14 days before it had a contract. Both are in the “C” building and both have two bedroom and two bathrooms.

The $100 per square foot difference in sale prices can be explained by the incredible views from 1507 across Biscayne Bay toward downtown Miami, Miami Beach and Key Biscayne, and its many custom upgrades.

There are 6 units under contract as of February 25, including Penthouse 10 in Building One that is a stunning 3 bedroom apartment asking $618 per square foot.

For sale now are 27 apartments for sale at Grove Isle, ranging from $369,000 for a 2 bedroom unit on the second floor in  Building C to a double unit totaling 5,012 square feet on the 16th floor in the same building.

If you are interested in seeing any of the places available in Grove Isle, or if you would like a private consultation about the value of your home contact me anytime at 305 794-6570.

Recent Sales And History Of Natoma Manors In Coconut Grove

Between September 18 and November 13, 2009 there were 5 sales of homes in Natoma Manors, the north Coconut Grove community between SW 17th Avenue and Bay Heights.  Two of these sales were handled by EWM Realtors representing both the sellers and buyers in transactions that were never even shown as available to the public, perfect examples of Realtors networking among themselves.

When Gwen Taylor in my office asked if I knew of any unlisted property in Natoma Manors that might be available for her buyer, I had heard of something that might work for her. Five days later seller and buyer had come to an agreement, and the property at 1600 Tigertail Avenue closed on October 30, 2009.  Diane Troy successfully sold 2610 Hilola Street on September 18, 2009 in the same manner.

The other three sales at 1672 Micanopy Avenue, 1645 Tigertail Avenue and 2727 Hilola Street also involved fellow EWM Realtors! The sales ranged from a low price per square foot of $265 at 2610 Hilola St, which sold for $487,000 to the highest ppsf of $330 at 1672 Micanopy Avenue, closed for $1,435,000.

The breakdown is as follows:

Natoma Manors was created by W. T. Carter and his brother E .J. in 1925 when they were finally able to convince the Brickell family to sell them the 35 acres of  mostly virgin forest just outside the walled growing fields of Viscaya which became Bay Heights . After the land was cleared the plot was subdivided into 177 lots, mostly 50 feet wide. Roads and sidewalks were built, coconut palms and shrubbery planted, water lines and underground utilities were laid out throught the center of each street. These impressive improvements added more than $1000 the original cost of each lot!

Over half of the lots were sold in 1925 at the then prevailing boom prices, practically all of which were voluntarily deeded back to the company formed by the brothers, Carter Realty Company. In 1938 the area was re-subdivided into 138 larger lots, 70 foot frontages being the minimum.

It is a tribute to E. J. Carter that he held to his vision of Natoma Manors as a homesite for quality homes, and didn’t encumber it with liens or mortgages during the years he held onto it intact, even at considerable personal financial sacrifice.

I have an article from the Miami Daily News dated December 17, 1938 in front of me now. It shows a picture of 1601 Tigertail Avenue, and begins by stating that the home, built for Mr. and Mrs. W. T. Etzel will be completed by Christmas. It was designed by architect Lloyd F. Vann and constructed by Deigaard Preston. “ The cost of construction is approximately $16,000″, the article states.

1601 Tigertail Avenue Today.

To put that into perspective, I sold the home for the second owners in 2003 for $720,000! To the right is a picture of the home today. The new owners updated the kitchen beautifully in 2005, and preserved the character of this unique and original Natoma Manors home.

For more information about any property in Coconut Grove, call Beth at any time at 305 794-6570.

Homes in The Roads and Shenandoah Are A Bargain

Homes listed for sale in Shenandoah, also known as Silver Bluff, and The Roads have a median price per square foot of  $183.00. Those that have closed in the last 3 months went for a median price of $129.00 per square foot. I’m speaking specifically about the area east of SW 27th Avenue between U.S 1 to the south and Coral Way to the north all the way toward downtown Miami including all of The Roads.

Before U.S. 1 morphed into the main artery it has become, there was no real defining line between the north end of Coconut Grove and Shenandoah / The Roads. As a whole, real development began at the same time and in the same style. In the 1930’s developers started laying out neighborhoods, putting in infrastructure, and planting trees and shrubs.

These first developments were built on land once owned by early Miami settlers and were mostly modest 3 and 4 bedroom bungalow homes on good-sized lots of a around one-quarter acre. At the time, U.S. 1 was a 2-lane street paralleling the Florida East Coast Railway, the main conduit for overland shipping.

As more and more people decided to make Miami home,  U.S. 1 was widened and lanes added and there became a clear delineation between the areas. With the extension of I-95 to South Miami Avenue in 1964 the distinction was complete and the neighborhoods stood clearly apart.

But the bones remain. The remaining old trees are now stately and graceful, and they shade the same roads laid out in the 1930’s and later. Many of those original homes remain, most with some, if not total, renovation.

Following are some examples of similar homes in both areas, and the difference in prices for current listings and recent sales.

1600 SW 13th Avenue

I saw the home to the right at 1600 SW 13th Avenue, on the street dividing The Roads and Shenandoah when it was a new listing at $549,000 or $242 per square foot. It has 4 bedrooms and 3 bathrooms in 2268 square feet on a corner lot of 14,000 square feet. Built in 1938, it sold in 38 days for $430,ooo ($189 psf).

 1600 Tigertail Avenue

This home at 1600 Tigertail Avenue in Coconut Grove was built in 1933 and has 4 bedrooms and 3 bathrooms in 2,321 square feet. This one is a corner lot, also, with 11,445 square feet and a large pool. It’s list and sale price was $665,000 or $286 per square foot, and it sold in one day!

On the market in The Roads at 407 SW 22 Rd. now is a 4 bedroom, 3 bathroom home built in 1935 with 2329 square feet. It sits on a lot of 6750 sq. ft. and is asking $$75,000 or $203 psf. It just came on the market a few days ago and I haven’t yet previewed it, but it looks interesting.

At the moment in Coconut Grove, a 4 bedroom, 3 bathroom pool home at 2410 Swanson Avenue is for sale for $699,000, or $317 per square foot. It has 2200 square feet on a lot of 6628 sq ft, and was built in 1925. It has been extensively updated throughout.