Property Tax Time!
Aug 26th
Did you get the notice of the Proposed Property Taxes & Non-Ad Valorem Assessments if you live in Miami-Dade County today? It has been mailed to residents and I always hold my breath to see what the millage rate will increase too and also what they have for the current taxable value. Although the millage rate typically goes up 5.2201 (last year’s) and now 5.8544 (2010) Miami-Dade County has decreased the property’s taxable values in some cases up to 30% so even though the rate has increased you should find a decrease in your total tax fee. You will also note on the notice Column 5 if a “proposed” budget change is adopted. Every year I see this column and this new budget unfortunately seems to never get adopted? If this gets accepted the millage rate only goes up to 5.7775 which decreases taxes even more. Did your current taxable value go down or up? If so, what percentage from last year??
10 great reasons to put your Coconut Grove property on the market for sale now and not wait
Aug 5th
Should I sell now or rent my property?
Why sell now?
1. Good inventory is low for single family homes in Coconut Grove which drives prices up-only a few homes to choose from in Coconut Grove that are in move in condition believe it or not under $750,000 which don’t require work!
2. Qualified buyers are out there READY to buy and most are educated that it is fantastic time to buy
3. Interest rates are still historically low and there are great financing programs.
4. Tax credits have been extended through September.
5. Have you ever been a landlord? It is not easy and if you are overwhelmed with life adding this job to the mix is not fun.
6. Some buyers are avoiding shorts sales and foreclosures since they don’t have time to wait and do not want a property which has been neglected. Some unapproved short sales may take up to a year and some foreclosures may have such bad damage like mold or Chinese drywall the reduction in price is not even worth it.
7. Summer is almost over and lots of buyers will be back in town to focus on their house hunt and school is almost in session. I find families put their search on hold until they get back into their daily routines.
8. Some top producing Realtors have a low inventory right now since some owners can not to sell which means they have plenty of focus to work their hardest right now to sell your property in a timely fashion.
9. We have no holidays in front of us to distract buyers from buying. Sometimes some folks who want to sell don’t feel comfortable if we right around the Thanksgiving and Christmas timeframe. September and October are two great selling months.
10. What if the economic values decline even more? Well, prices could go up but probably not enough to make up for the caring costs and the time and money to maintain the property especially if you have already moved.
If you are thinking about selling or buying a property call me to assist at 305-807-9199.
GARDENS ON VALENCIA
Jul 23rd
Recently, I had the opportunity to visit these spectacular, luxury townhomes located in the Heart of Coral Gables. There are 6 units with the two end units offered at $1,049,000 and the four middle units at $899,000. At one point, the original owner/developer was in foreclosure and Thomas Daly bought the project from the bank and hired well known developer, George Prendes to finish the units who does beautiful craftsmanship and the highest quality construction. What is unique to these gorgeous 4 bedroom/4.5 bathroom homes is they each have a 2 car garage, gas generator, private elevator and also a separate Guest house equipped with bathroom and kitchen area. These units have been appointed with fine millwork throughout including solid wood doors, handsome hardware, Subzero and Wolf appliances and natural stone and wood floors. Check out the interior by clicking here http://tinyurl.com/2em6kxz
If you are or someone else you know are interested in checking these townhouses out please contact me at 305-807-9199 or send me a note at jill@jillpenman.com.
Townhouse market in 33133 is picking up some summer steam!
Jul 15th
Townhouses in Center Grove offers families and young professionals another option if they want a new construction, a garage, impact glass and in some cases a pool for under $600,000. The townhouse market seems to be picking up some steam with a few pending and closed sales compared to a relatively slower first half of the year. Seems the price for a newer 3 bedroom townhouse has stabilized depending on features and condition wavering between $500-$575k. Two of the highest closed townhouse sales in the last 6 months have been 3133 Jackson Avenue which closed for $570,000 and 3067 Gifford Lane which closed for $565,000. Both units have pools and were nicely upgraded including impact glass. About six months ago I closed 2960 Bridgeport for $530,000 and now I have the sister unit 2970 under contract after only advertised on the market for a week. A unit at 3212 Matilda recently closed for $510,000 which in my opinion is a healthy sale price considering it had carpets, shutters and was 6 years old. I recently heard it through the grapevine that 3146 Gifford just went under contract for $537,000 and was not even on the market for a single day! This unit had carpets and no impact glass. I closed 3036 Allamanda about 6 months ago then a similar unit 3047 Allamanda which was never on MLS or officially listed for sale closed two months later for the same price of $507,000. It sure is a good sign of the market turning for the better when units are selling after not even on the market for one day or one week! I think it is crucial if you are trying to sell to have your property in tip top shape and I cannot stress this enough that a clean, fresh smelling staged home will sell faster and more successfully for any seller.
I have a great new listing located at 2936 Virginia Street. This 2008 3 bedroom townhome is graced with the best construction and finest millwork throughout the open layout over 2000 SF. Even equipped with dipping pool and impact glass. A must see and priced to sell at $498,800! 
If you are thinking about buying or selling please do not hesitate to call me at 305-807-9199 or send me an email at jill@jillpenman.com.
Summer is heating up in Coconut Grove!!
Jun 22nd
In the last 30 days in Coconut Grove there have been some high dollar property transactions! Two of the homes were on the water within a few houses of each other. 1910 Bayshore Lane closed mid June after being on the market for over 500 days. This 2002 gorgeous 8,500+ SF home sold for $6,750,000 about $790/SF. 3581 Crystal View Court closed almost simultaneously for $5,500,000 which is about $785/SF. This tremendous 2006 built property boasted 5 bedrooms and was graced with all the bells and whistles you would expect for an athlete to possess in their waterfront Miami home! A-Rod sold this house to Carlos Boozer a few years ago.
Click here to see all the closed sales over $500,000 in the last 30 days and current pending sales in Coconut Grove. There are currently 21 pending sales waiting to close between $500,000-$2,000,000 not including condos or townhouses. The prior month of sales totaled $10,267,000 in Coconut Grove and was comprised of 11 homes between$500,000-$1,500,000 verses the four closed sales last month totally $15,875,000 listed above.
With interest rates still historically low, word of the tax credit getting approved to remain in affect until September 30 and great pricing compared to years prior it is no surprise that the Grove is heating up!!!
Call me at 305-807-9199 or email me at jill@jillpenman.com if you would like to buy or sell in Miami or discuss interesting real estate opportunities. Stay cool and enjoy the summer heat!
Great new listings in Miami!
Jun 16th
Great time to sell or buy and the market has been picking up! Recently, I listed three great unique properties in Miami. 2970 Bridgeport is an amazing villa built with the best flooring materials, woodwork and impact glass. This is one of the most spacious units on the markets at almost 2,800 SF and has a gourmet kitchen with custom cabinetry and top of the line appliances. All the bedrooms are oversized and each one has its own private full bath and immense closets with solid Brazilian cherry wood floors. Some have made a 4th room out of one of the master bedroom closets it is so large! The ceilings are over 12 feet tall which make the home feel even larger. Offered at $556,500, this property is a must see if you are in the market and the craftsmanship is superior! Call me for a private showing at 305-807-9199-it is immaculate!
Live in the middle of the Gables, the Grove, Brickell and Downtown at 2119 SW 16 Terrace. I just listed this adorable 1938 gem that is in pristine condition with original inlaid hardwood floors, renovated kitchen and baths and new Plantation shutters. The spacious grassy, lushly landscaped yard has plenty of room for pool or great for entertaining the way it is! Offered at $359,000 and at $207/SF this home is ready to move right into and close smoothly. Call me at 305-807-9199 for a private showing.
3065 Virginia Street in a great gated ARC Grove Condo complex is ready to purchase for $499,000 or rent at $2500. This 3 bedroom, 2.5 baths has a spacious patio, one car garage and additional assigned parking spot within the gates. Only one of 6 units, the maintenance includes common areas, windstorm insurance and the gate for a low monthly fee of $325.00. Located just steps from the dog and children’s park and centered in the middle of Coconut Grove just steps away from all the activity.
Also, a great 3 bedroom one story residence for $719,000 was just listed by Ashley Cusack w/ EWM on an oversized lot with great wood floors and nice layout even with a little den and quaint pool and positioned on a very pretty part of Tigertail on the 1600 block. I heard at the Brokers Open today that an offer has already been received and in the works!! It shows you buyers are out there looking and when a well priced home in good condition in a great location in Coconut Grove pops up on the market the homes do not last long at all! Great time to sell and take advantage of the fact that there is low inventory under $1,000,000 in Coconut Grove in good shape! It is even more important and critical to have a local realtor to advise you and get you into these homes as soon as they hit the market or in this case days before!
If you are looking to build, buy or sell call me at 305-807-9199 and I can give you my professional insight and provide you with relevant current market information in your neighborhood.
Lots of townhouses FOR RENT in Coconut Grove!
Jun 4th
All of a sudden, there is a ton of two and three bedrooms townhouses for rent and the pick is yours. Before, a townhouse would come on the market around $3000 per month and get snapped up faster than you could find the agent’s name and number to make an appointment. Keep in mind, this is not the case for single family homes between $2800-$4500 in Coconut Grove and Coral Gables. Click HERE to see a complete list of townhouse rentals in Coconut Grove.
I have two new luxury townhouse rentals. The first one is 3173 Florida Avenue, built in 2009, pool, impact glass, garage and has 3 bedrooms +den and 3.5 bathrooms. This beautiful villa is over 2,600 SF and ready to move into July 1, 2010.
The second one is 3065 Virginia Street which is 3 bedrooms, 2.5 bathrooms, 1 car garage and in a gated complex. Built in 2001 and 2,240 SF this is easy Grove living directly across the street from the doggie and kiddie parks. Both welcome pets upon approval with pet deposit and are available for a year with renewing options.
I also have an adorable 2 bedroom, 2 bath in the Grove House located Day Avenue in the Heart of Coconut Grove. This unit is $1,350 per month and is ready to move right in today! No pets and Regatta is the association who approves each new resident. Enjoy the Grove lifestyle today!
June and July are hot months to start an annual lease and several tenants are not renewing which is why all of sudden we have rental inventory and most are priced to lease.
If you or a friend are thinking about buying or selling call me at 305-807-9199 to arrange a time we can meet to discuss your property or your search for a property to buy or lease.
Local Resources for “This and That” for your home!
Jun 2nd
I am often asked if I have a person to do just about everything under the sun that has to do with a home or the exterior like landscaping. Most buyers and sellers expect this kind of knowledge from a local REALTOR. Since I renovated my own personal 1924 Old Spanish home in Coconut Grove, I do have hands on experience with several, local craftsman and experts in different trades. Please find an amazing list of great contacts to stow away in case one day you find yourself looking for something to be repaired or replaced or rebuilt. Do you have someone that you want us to know about?? If so email me at jill@jillpenman.com and I will add your contact to the list.
Replace/New AC or repair-Blue Marlin-Scott Biskup-305.245.1881
Roofers-Merrick Roofing/Jose Fiffe 786.546.2136
Long Life/Lee Sohn 305.251.9697, Sean Lilly 305.264.4449 Palmer Roofing 305.232.9211
Painting/Wallpaper-Josh Fiffe 305.905.7223
Woodwork including rebuilding window frames-Joelle Fiffe 305.905.7223
Constructing Pools-Tuttles Pools 305.252.0016
Tile work/Keystone installation-George Fiffe 305.790.1960
Septic Tank Installation/maintenance-Smith Septic/Wendel or Vanessa 305.245.7720
House Shutters-Atlantic Shutters 305.945.7277
Need Built Closets?-Closets Express/Ray 305.238.0511
Awnings-Paradise-Jeff Nolan 305.265.2094 &
Cleaning/Maintenance of Awnings-Gerald Marten 786.457.2842
Pressure Clean-driveways & bricks 305.969.8485
Speakers/Sound Systems-R&B Hi-Tech Systems/Jose Rosado 786.556.0140
Need to Install Gas Tank for Gas stove or pool heater? Dolphin Gas/Mitch 305.651.3000
Moving? George Lima 305.261.3030
Handyman/Repair Man-Josy Barenfanger 786.290.0285
Pest Control including Termite Tenting-Shields Pest 305.247.1771
Cabinet Installations-Joe Lopez 305.282.6108
Safety/Baby Proofing-305.854-KIDS
Alarm/Security System-Securicom-305.662.1950 or 305.525.1950
Locksmith-Frankie’s 305.448.8999
As a side note, are the mosquitoes overwhelming your yard?? If you live in City of Miami call 305.468.5900 to come out and report a mosquito nuisance!
We are now in the growing season and I have some great tips on how to spend little money and make your yard more green and beautiful! Email me at jill@jillpenman.com to find out how and where I found the best quality and prices since I just did this to my own yard!
I am a local Coconut Grove REALTOR ready to assist you with your buying or selling needs so call me today 305-807-9199.
Modern Masterpieces in Coconut Grove
May 24th
One of the most exciting things about being a Realtor is viewing all the exceptional properties in tropical South Miami. Coconut Grove has such eclectic architecture which makes it one of the most interesting neighborhoods to sell in and constantly view all the different properties. Modern homes are one of my favorite types of architecture to view and check out as they pop up on the market. Recently, I have been approached by several buyers looking to buy nice lush, tropical spacious lots to build a modern home or a Max Strang “environmental modernism” residence. There are two homes on the market which are Max Strang masterpieces, first one, his very own private residence bordering and a part of the gated community of Ye Little Wood and listed by the Rex Hamilton Corp. This 2004 home is truly magnificent combining coral rock, native woods and open, abundant natural light. The 3700 SF of open space on the second floor is breathtaking and featured in world renowned publications as well as movies and fashion shoots. Another Max Strang home is on Utopia Court off of El Prado in South Grove. This 4 BR, 4 Bath is over 4000 SF and rests on 10,200 SF of land in a very desirable private cul de sac. Another remarkable masterpiece in South Grove that is available to purchase and move into without going through the constraints of building since the current seller transformed this 1982 home into an outstanding residence in the last few years and is now offered at $2,200,000 by Fortune International Realty.
There are several other contemporary creations available for purchase in Coconut Grove. A Ronny Mateu creation, 4074 Bonita Avenue is a 5 BR, 5.5 Bath with highest quality of finishes and uber amounts of natural light. This 2008 home is equipped with lap pool, 2 car garage and amazing BBQ area and offered at $1,785,000. Another modern property is located at 3636 Hibiscus and is over 4800 SF and was built in 2002. This has an amazing open kitchen with a home theater room as well as an office or den on the top level and is offered at $1,900,000 by Coldwell Banker-Sunset office. There is a 2009 modern retreat that is located close to Ventura Avenue right on LeJeune Road and features 4 BR, 2 car garage and a pool offered by Leimul Management Corp for $1,675,000. Another home in North Grove just came on the market as well which is located at 1650 Onaway Drive. This 2006 two story white villa is over 4100 SF and also has a pool offered at $1,369,000 by Greater Miami Investments. Check out more information and photos of the above properties for sale by clicking here.
If you or someone you know is interested in buying or selling a lot or home please contact me directly at 305-807-9199.
Great Grove (Short Sale) Buys IV
May 20th
There are still lots of short sales on the market and Center Grove is filled with them! 3121 Paola listed by Coldwell Banker is a great short sale to steal listed at $425,000. This private, gated community named, Aboretum, is very desirable and has amazing curb appeal. The last closed sale in this community back in March was $475,000. Priced at $258/SF it is worth a try to make an offer to see if you could grab this for less! Another unapproved short sale listed by Prudential is in a gated community on Bird across from Gardeners Market and is listed at $297,000. This large 2 bedroom is 1,580 SF and priced to move at $188/SF. Nice layout with 2 master suites and spacious living areas. Another approved short sale is in the gated community off of Douglas in South Grove called, Saint Hugh Oaks Village. This is a 3/3 and priced under market value at $177/SF. If you would like to view any of these short sales call me at 305-807-9199.