*Updated* – The Miami Beaches Market Pulse – 2nd Quarter 2018

Sunrise on Miami Beach
Sunrise on Miami Beach

UPDATED:  Once again my brokerage business and other commitments including working on a NEW version of this blog site have taken substantial priority over my ability to publish the reports in as timely a manner as I would prefer.  As many of you may know, for the last several years my brokerage has maintained a substantial listing portfolio of distressed assets (short sales) throughout Southeast Florida.  What I have observed, in a nutshell, is that it is far more difficult to receive extensions and forestallments from the court, lenders are not as amicable as they once were in their negotiations (even when confronted with an independent general contractor report demonstrating substantial damages to a home they are looking to fetch a retail price for), and a substantial amount of resistance to closing from Sellers who are hopeful the recent upturn in the economy will somehow benefit and save them from having to sell their home and move; my response to the latter is to move on to a new place and start a new chapter in their lives with a property they can afford and do not have a long history of defaulting on.

Below are the usual reports by zip code and each is a snapshot in time as of the beginning of July 2018.  I would also encourage my readers to review the Market Focus report from the Miami Association of Realtors® by clicking here.

To see REAL-TIME Market Reports on most Southeast Florida cities, check out REBroker.Miami’s Market Reports by City.

This re-post is an update to the blog.  I pulled the 3rd Quarter Reports and will be writing my assessment of the data over the coming week.  I am looking forward to completing the newest version of BeachBroker.Miami (some new logo ideas too 😉 ) and launching it for the New Year.

Market Activity & Neighborhood Reports by Zip Code for the Miami Beaches

33139 – South Beach & The Venetian Islands

Looking north from South Point, Miami Beach 33139
Looking north from South Point, Miami Beach 33139

 

Click here to receive the South Beach Market Report.

Click here to receive the South Beach Neighborhood Report.

 

Sales volume was up nearly 10% year over year with nearly all other data unchanged.  We continue to be in a Buyer’s Market for condominiums and we have transitioned to a Balanced Market from a Seller’s Market in single family homes.

After multi-year declines, it appears 2017 has seen an inflection point occur and Median Sales Price, Sales Volume and Listing Volume have normalized within medium to long-term ranges on the charts.

33140 – Mid-Beach, Bayshore, Sunset Islands, La Gorce & La Gorce Island

Mid-Beach & North Beach, Miami Beach FL
Mid-Beach & North Beach, Miami Beach FL

 

Click here to receive the Mid-Beach Market Report.

Click here to receive the Mid-Beach Neighborhood Report.

 

Listing Volume continues to flirt with 3-year highs and Sales Volume continues to be rangebound after bottoming in last quarter of 2017.  Median Sales Prices for listed properties hover at just over $1 Million, however, overall Median Sales Prices per Public Records (a much greater data sample) is at $500,000.  Newer and renovated properties are listing and selling for considerably more than their older and less updated equivalents.  This is evident when you look at the distribution of the Age Range of Homes Sold in the Neighborhood Report.

 

33141 – North Beach, Normandy Isle, Normandy Shores & North Bay Village

An oasis of neighborhood living in the center of North Biscayne Bay.
An oasis of neighborhood living in the center of North Biscayne Bay.

 

Click here to receive the North Beach Market Report.

Click here to receive the North Beach Neighborhood Report.

Median Home Values dropped 7.7% year over year as both Median Sales Price and Median Listing Prices also traded to the bottom of their 3-year ranges.  Upon a preliminary analysis, it appears a gentrification is in the process as much older properties are being purchased with either the intent of redevelopment or renovation.  I still stand by my position of the past several years that North Bay Village, specifically, offers one of the greatest values for your money when you consider location, community, and long-term investment outlook.

 

33154 – Bal Harbour, Surfside & Bay Harbor Islands

Facing Southwest at Bal Harbour from the over Atlantic Ocean
Facing Southwest at Bal Harbour from the over the Atlantic Ocean

 

Click here to receive the Bal Harbour Market Report.

Click here to receive the Bal Harbour Neighborhood Report.

Listing Volume in Bal Harbour and the 33154 zip code continues to push new highs on the 3-chart as Median Sales Volume and Median Sales Price remain flatlined/rangebound for more than a year (circa 50 Listings and 900K respectively).  Average Time on the market is up over 10% vs the same time period last year while Sales Volume is down 31% compared to the same time period.  The condominium market is weighing heavily on this area as Buyers have pulled back from extraordinary valuations that I cannot see continuing as we head further into a rising interest rate market and a market-wide preference for single-family homes over condominiums.

33160 – Sunny Isles Beach, Eastern Shores & Golden Beach

Facing South along the coast of Sunny Isles Beach, Florida's Riviera
Facing South along the coast of Sunny Isles Beach, Florida’s Riviera

 

Click here to receive the Sunny Isles Beach Market Report.

Click here to receive the Sunny Isles Beach Neighborhood Report.

 

The Sunny Isles Beach market is percolating with Median List Prices at 3-year highs, Listing Volume at a 3-year High and Sales Volume at the top of its 2-year rangebound channel; however, this is not without consequence; Sales Volume year over year has plunged 15% year over year with average time on the market up nearly 10%.  This is a heavily condominium laden market and Buyers have begun to pull back again as Sellers of existing condominiums pushed prices up to take advantage of the past year’s bounce in existing condo sales; a bounce that I largely attributed to a more robust economy with bargain seekers, averse to purchasing new construction at ridiculously inflated prices, sought to take advantage of the near 4-year slide in existing condo sales and prices.  As interest rates rise I expect to see a further multi-year decline in both price and sales volume.

About the Miami Beaches Market Pulse

The Miami Beaches Market Pulse is a monthly market analysis by Christopher J. Lazaro, MBA & Licensed Real Estate Broker, featuring professional commentary, data & statistics, downloadable market reports & neighborhood reports, of the five zip codes of the Miami Beaches: 33139 (South Beach & The Venetian Islands), 33140 (Mid-Beach, the Sunset Islands, Bayshore, La Gorce & La Gorce Island), 33141 (North Beach, Normandy Isle, Normandy Shores, North Bay Village), 33154 (Surfside, Bal Harbour & Bay Harbor Island), 33160 (Sunny Isles Beach, Eastern Shores & Golden Beach).

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The Miami Beaches Market Pulse – September 2017

Hurricane Irma
Hurricane Irma – September 2017

Market Activity & Neighborhood Reports by Zip Code for the Miami Beaches

Hurricane Irma Strikes!

In prior posts I mentioned noted the long lag between this year and the last hurricane, Hurricane Wilma, we experienced in October of 2005, and that a huge number of people had moved to Southeast Florida who had not previously ever witnessed one of these beasts.  While Miami-Dade & Broward Counties suffered minimal damage, it was nearly 4 weeks before power was restored to all residences and traffic could resume normal patterns.  It will be interesting to see if Hurricane Irma results in a spike in listing volume (or not) as I believed it would.  Fortunately, Miami-Dade did not take a direct hit with this Category 4 Hurricane, at the same time, I was personally witnessing the wrath of this storm’s wind field here in Sunny Isles Beach which was both substantial, and documented with video via my Instagram and Facebook feeds.

The hurricane has most certainly affected sales data so the blips in the trends cannot be fully relied on at this time.  With the “knowing” of the oncoming storm, the resulting mass evacutation, and the effects of several days of being in the storm’s enormous wind field combined with the effects of the aftermath (power outages, blocked roads & cleanup), there is no real telling what September’s data “should have / could have been”.  Rather than make a lot of commentary on September’s data, I am simply going to publish the reports and eliminate the commentary on Sales Volume versus Listing Volume for this month.  Due to delayed reporting, as well, August’s numbers may not be as accurate as we hope and I have gone back to clarify that and adjust the report accordingly (numbers for MLS are due from Realtors by the 15th of the following month to be reported on).  Other than having commented on the Hurricane and it’s potential impact on people wanting to live here or remain living here, there is really nothing else to discuss for the month of September 2017.

See the Miami Association of Realtors® Market Focus Report for September 2017 here.

They did a great job of summarizing the issues caused by Hurricane Irma with respect to the numbers.  The expectation is for trends to resume (or so they say).  Over the following few months it will become more evident as to what, if any, impact the storm has had on the real estate markets of the Miami Beaches and Southeast Florida in general.

33139 – South Beach & The Venetian Islands

Click here to receive the 33139 Market Activity Report

Click here to receive the 33139 Neighborhood Report

** In the wake of the hurricane, no commentary will be given this month **

33140 – Mid-Beach, Bayshore, Sunset Islands, La Gorce & La Gorce Island

Click here to receive the 33140 Market Activity Report

Click here to receive the 33140 Neighborhood Report

** In the wake of the hurricane, no commentary will be given this month **

33141 – North Beach, Normandy Isle, Normandy Shores & North Bay Village

Click here to receive the 33141 Market Activity Report

Click here to receive the 33141 Neighborhood Report

  ** In the wake of the hurricane, no commentary will be given this month **

33154 – Bal Harbour, Surfside & Bay Harbor Islands

Click here to receive the 33154 Market Activity Report

Click here to receive the 33154 Neighborhood Report

  ** In the wake of the hurricane, no commentary will be given this month **

33160 – Sunny Isles Beach, Eastern Shores & Golden Beach

Click here to receive the 33160 Market Activity Report

Click here to receive the 33160 Neighborhood Report

 ** In the wake of the hurricane, no commentary will be given this month **

About the Miami Beaches Market Pulse

The Miami Beaches Market Pulse is a monthly market analysis by Christopher J. Lazaro, MBA & Licensed Real Estate Broker, featuring professional commentary, data & statistics, downloadable market reports & neighborhood reports, of the five zip codes of the Miami Beaches: 33139 (South Beach & The Venetian Islands), 33140 (Mid-Beach, the Sunset Islands, Bayshore, La Gorce & La Gorce Island), 33141 (North Beach, Normandy Isle, Normandy Shores, North Bay Village), 33154 (Surfside, Bal Harbour & Bay Harbor Island), 33160 (Sunny Isles Beach, Eastern Shores & Golden Beach).

Lessons & Ramblings of a Veteran Real Estate Broker

In January of 2003, I co-founded Metro International Investments with Mark J. Moldoff, a 4-decade veteran of the real estate development & brokerage industries.  For the past 5 years, I have benefited from his experience and his mentorship and I finally got him to start writing his own column on our company website, http://mii.miami.  He was nice enough to publish this while I was just beginning my recovery from spinal surgery, and unfortunately, I was unable to do much of anything, so I had to publish it a bit late.

It is my hope that others can benefit from his perspective, and I am sure as time goes on that he will publish many more articles covering best practices, education, and the real estate industry at large.  Mark’s specialization is Off Market Commercial Real Estate.

Click the image below to go to the full article.

Mark J. Moldoff, Licensed Real Estate Broker & Instructor
Mark J. Moldoff, Licensed Real Estate Broker & Instructor

The Miami Beaches Market Pulse – August 2017 (Updated)

My MLS Website: http://REBroker.Miami is New & Improved!
My MLS Website: http://REBroker.Miami is New & Improved!

Market Activity & Neighborhood Reports by Zip Code for the Miami Beaches

NOTE:  The data for the month of August may be SKEWED due to the impacts of Hurricane Irma.  Typically, numbers are due to be inputted into MLS by Realtors by the 15th of the following month.  Given that power was not restored until well after the 15th (they say the 19th, but I do not believe that is true),  This report and the September report may not reflect the true state of the market in terms of both listing volume and sales volume.

See the Miami Association of Realtors® Market Focus Report video for August 2017 here.

Due to the impacts of the Hurricane, I am withholding commentary (and have removed some previously written commentary) for the Months of August & September 2017.  The October report will be a full report as I typically publish and I will be sure to note any spikes in listing volume etc, perhaps due to the hurricane.  I am also keeping an eye out for surveys of homeowners, as I am interested in knowing what the aggregate general public’s reaction(s) and feeling(s) is/are regarding the hurricane and it’s aftermath.

I have attached the reports.  These may or may not have been affected by the hurricane, but I prefer to be sure about what I am looking at.  Much of the data is relevant of course, what is and has been listed and sales that did occur, and were documented, are properly recorded.

33139 – South Beach & The Venetian Islands

Click here to receive the 33139 Market Activity Report

Click here to receive the 33139 Neighborhood Report

 

33140 – Mid-Beach, Bayshore, Sunset Islands, La Gorce & La Gorce Island

Click here to receive the 33140 Market Activity Report

Click here to receive the 33140 Neighborhood Report

 

33141 – North Beach, Normandy Isle, Normandy Shores & North Bay Village

Click here to receive the 33141 Market Activity Report

Click here to receive the 33141 Neighborhood Report

33154 – Bal Harbour, Surfside & Bay Harbor Islands

Click here to receive the 33154 Market Activity Report

Click here to receive the 33154 Market Activity Report

33160 – Sunny Isles Beach, Eastern Shores & Golden Beach

Click here to receive the 33160 Market Activity Report

Click here to receive the 33160 Neighborhood Report

 

About the Miami Beaches Market Pulse

The Miami Beaches Market Pulse is a monthly market analysis by Christopher J. Lazaro, MBA & Licensed Real Estate Broker, featuring professional commentary, data & statistics, downloadable market reports & neighborhood reports, of the five zip codes of the Miami Beaches: 33139 (South Beach & The Venetian Islands), 33140 (Mid-Beach, the Sunset Islands, Bayshore, La Gorce & La Gorce Island), 33141 (North Beach, Normandy Isle, Normandy Shores, North Bay Village), 33154 (Surfside, Bal Harbour & Bay Harbor Island), 33160 (Sunny Isles Beach, Eastern Shores & Golden Beach).

The Miami Beaches Market Pulse – July 2017 Results (Updated)

Christopher J. Lazaro, MBA & Licensed Real Estate Broker
Visit my NEW MLS Website at http://REBroker.Miami!

Market Activity & Neighborhood Reports by Zip Code for the Miami Beaches

I am catching up my blog with July—->October’s results this week into next and apologize for the delay.  I was seriously injured and after a lot of suffering, jumping through Medical Insurance hoops while also navigating a personal injury suit, I had spinal surgery at the end of September and have since been recovering from that surgery.  I am happy to say that I am recovering well, and I am getting back to business.

During the past several months, at least within my brokerage, have been selling like hot cakes.  After an abysmal June in the Miami Beaches condo market, virtually any tick higher in sales can be considered an improvement; although I am still of the position that specifically the luxury & ultra-luxury market will become further depressed until the US Dollar falls further and/or we see some certainty going forward in our immigration policies, specifically those related to the EB-5 Visa, a popular conduit for Foreign Direct Investment into this country.   Overall, in Miami-Dade County, the market saw a substantial improvement versus June.  I know many customers are sitting on their hands until “December 8th, 2017”, at which time President Trump is to make an important decision regarding the EB-5 Visa Program.

Single Family Homes are HOT!  It is a Seller’s Market.  Condominiums are in a Buyer’s Market (not so hot).

See the Miami Association of Realtors® Market Focus Report for July 2017 for Miami-Dade County

I have also made another decision.  At the end of this year, the Miami Beaches Market Pulse will become quarterly (Starting in 2018).  Recent changes in the reporting tools now allow me to go back three months.  By doing so it will free me up for blogging on other subjects and be featuring a greater array of content on BeachBroker.Miami, as well as my new MLS Website, the Metro International Investments company site, and my personal MLS website, REBroker.Miami

Onto the data!

33139 – South Beach & The Venetian Islands

Click here to receive the 33139 Market Activity Report

Click here to receive the 33139 Neighborhood Report

Sales rebounded in 33139 substantially after June’s abysmal, single & low double-digit results but still remain down by over 30% versus the same time period in 2016.  A substantial number of listings expired, a large number of homes have had foreclosure filings placed against them in the past few months, and closed sales seem nicely grouped in the high sub-one million dollar range. Median Estimated Home values have dropped by 5% year over year.

MLS Sales Volume is near a 3 year low.  Listing Volume is near a 3-year low.

33140 – Mid-Beach, Bayshore, Sunset Islands, La Gorce & La Gorce Island

Click here to receive the 33140 Market Activity Report

Click here to receive the 33140 Neighborhood Report

This is a similar but worse report when compared to 33139.  Home values dropped by 4.2% and sales volume is down nearly 80% when compared to the same time period last year.  Listings are on the market for 5% longer than they were last year, meaning it now takes an average of 134 days, nearly 5 months to sell your house in 33140.

MLS Sales Volume is near a 3-year low.  Listing Volume is near a 3-year high.  

33141 – North Beach, Normandy Isle, Normandy Shores & North Bay Village

Click here to receive the 33141 Market Activity Report

Click here to receive the 33141 Neighborhood Report

Sales Volume is down over 40% versus the same time period in 2016.  I have said this numerous times, I believe there is an excellent opportunity to affordably own in the Miami Beaches in this zip code.  I am a big fan of the area and believe it may be nearing a time when values begin making, what I expect will be, a long advance forward.

MLS Sales Volume is at a 3-year low.  Listing Volume is near a 3-year high.

33154 – Bal Harbour, Surfside & Bay Harbor Islands

Click here to receive the 33154 Market Activity Report

Click here to receive the 33154 Neighborhood Report

Sales Volume plunged 40% versus the same time period last year, but July’s numbers were a considerable improvement over June’s.

MLS Sales Volume is near a 3-year low.  Listing Volume is at a 3-year high.

33160 – Sunny Isles Beach, Eastern Shores & Golden Beach

Click here to receive the 33160 Market Activity Report

Click here to receive the 33160 Neighborhood Report

Sales Volume is down 44% versus the same time period last year, but nonetheless, it is a drastic improvement over June 2017’s results.  Listing Volume hovers near a 3-year high (actually, it is near a 6-year high) and while I live in Sunny Isles, and I love Sunny Isles, the drastic overbuilding of this area continues.  Aurora will begin construction soon enough, and expect at least another 2-3 years of right lane closures on the northbound side of A1A; and, now we will have them as well on the southbound side.

MLS Sales Volume is at a 3-year low.  Listing Volume is near a 3-year high.

 

About the Miami Beaches Market Pulse

The Miami Beaches Market Pulse is a monthly market analysis by Christopher J. Lazaro, MBA & Licensed Real Estate Broker, featuring professional commentary, data & statistics, downloadable market reports & neighborhood reports, of the five zip codes of the Miami Beaches: 33139 (South Beach & The Venetian Islands), 33140 (Mid-Beach, the Sunset Islands, Bayshore, La Gorce & La Gorce Island), 33141 (North Beach, Normandy Isle, Normandy Shores, North Bay Village), 33154 (Surfside, Bal Harbour & Bay Harbor Island), 33160 (Sunny Isles Beach, Eastern Shores & Golden Beach).

The New Metro International Investments Website Is Here!

Residential & Commercial Real Estate Brokerage
A Florida Registered Real Estate Brokerage

Early last year, when we first launched the Metro International Investments website, we had a very good idea of what we wanted but unfortunately, the end result was not to our satisfaction as it neither represented our users preferences in terms of use case, nor did it truly exemplify the level of excellence we always demonstrate to our customers.  We also wanted a first class template with which we could replicate and create other, individual, websites for our licensed real estate sales associates. 18 months later, we are now proud to announce our first iteration of a highly scalable, responsive and easy-to-use website that is loaded with great content.  Additional pages and updates to both the blog and the level of function the website possesses are forthcoming as our Back Office Broker, Christopher Lazaro, continues to generate content and learn the intricacies of the content management system (he is also nearly done with his own personalized version of this website template) and theme and our Commercial Real Estate Broker, Mark Moldoff, begins a series of great articles founded in his 47 years of experience as a real estate developer & builder, real estate broker, property manager & community association manager.

Please visit and explore the site and let us know what you think!  We welcome all feedback and encourage agents who enjoy blogging on the subject of real estate to join our brokerage or engage us for some cross-content sharing.

The Miami Beaches Market Pulse – April 2017 Results

Floatopia - Miami Beach - April 2017
Floatopia – Miami Beach – April 2017

Market Activity & Neighborhood Reports by Zip Code for the Miami Beaches

April was a great month, personally, and I was able to take some time off to enjoy the beauty of the Miami Beaches for my 43rd Birthday!  Spring was certainly in the air, and the ending of the winter season was evident as many homes and apartments were once again shuttered as the snowbirds head back north to their summer homes.  However, none of this seems to lighten up the traffic on Collins Avenue, unfortunately!

33139 – South Beach

 

Click here to receive the 33139 Market Activity Report

Click here to receive the 33139 Neighborhood Report

MLS Sales Volume is at a 3 year low.  Listing Volume is at a 3 year high.

This is perhaps one of the worst reports I have seen for South Beach yet, however, as prices have slowly started to come down this has resulted in less time on the market; but still, the average home sits on MLS for 4 months, which is WELL ABOVE (not a good thing) the national average of approximately 35 days on the market! (See: https://themortgagereports.com/27536/nar-existing-home-sales-median-days-on-market-march-2017).  Pricing still has room to correct lower; it is a Buyer’s market and the current demographics (Millenials and BabyBoomers seeking to downsize) that are solidly in the market to purchase a home are seeking 1) value and 2) open kitchens that are well equipped (not exactly a common feature of South Beach properties in the sub-400K price range.)  In my experience over the past 2 years, this has been a big problem with Buyers in that price range seeking a home in 33139 and elsewhere throughout the Miami Beaches.

33140 – Mid-Beach

Click here to receive the 33140 Market Activity Report

Click here to receive the 33140 Neighborhood Report

MLS Sales Volume is at a 3 year low.  Listing Volume is at a 3 year high.

Certainly not a stellar report here either and listing prices have been trending steadily lower for months!  Sales volume is abysmal and Listing volume spiked markedly higher.

33141 – North Beach & North Bay Village

Click here to receive the 33141 Market Activity Report

Click here to receive the 33141 Neighborhood Report

MLS Sales Volume is near a 3 year low.  Listing Volume is at a 3 year high.

Listing volume spiked higher in April, but to be fair Sales volume came up off of its lows; while still down year over year, there was a substantial decrease in average time on the market. I have long pounded on the subject of 33141 offering the best values available on the Miami Beaches…at least 2-3 years now; and at the time, the Median Estimated Home Value was in the 200k range…now it has just inched above 300K!  I told you so 😉.

33154 – Bal Harbour & Bay Harbor Islands

Click here to receive the 33154 Market Activity Report

Click here to receive the 33154 Neighborhood Report

MLS Sales Volume substantially off of its 3-year lows.  Listing Volume is at a 3 year high.

In light of the other zip codes in the Miami Beaches, not a terrible report.  Bal Harbour and Bay Harbor I remain one of the most sought after places to live in the United States.  The area is beautiful and the restaurants & shopping are first class. Median Listing Volume vs Median Sales Price continues to trend sideways demonstrating a rock solid stability.  Do not expect much price flexibility in 33154.  The area has had a substantial correction already and time on market has decreased by 5% as wealthy buyers are seeing more value and less downside risk.  Note the “chop” in Median Sales Price vs Sales Volume I called out a couple of times over previous articles.  These graphs can be misleading when big ticket homes sell and skew the graph.  Median Listing Price vs Listing Volume is a good indicator for where the meat of the transaction market is really at.

33160 – Sunny Isles Beach, Eastern Shores & Golden Beach

Click here to receive the 33160 Market Activity Report

Click here to receive the 33160 Neighborhood Report

MLS Sales Volume appears to be settling into a “New Normal” and is off of its lows, but 33-50% off of where its previous “normal” was just2 and 3 years ago.  Listing Volume notched a NEW 3-year high.

Median Listing Prices are falling, specifically because of increased inventory on the west side of the A1A. I am noting a lot of turnover in progress in areas like Winston Towers.  Having personally shown more than 30 properties on the west side of the A1A in the past 60 days I can objectively state that Sellers & Prospective Sellers need a reality check on values.  Too many apartments are priced in the 300s when they should be in the 200s (because they need 100K in updates), and some are getting aggressive with pricing units in the 500s, when in fact the market is at 450K (for 1800-2300 sqft units in Winston Towers).  Just because a similar size unit in the same building sells for 350K (hypothetically), a Seller should consider the condition it was sold in.  Was it updated?  New Kitchen?  New Bathrooms?  Buyers are typically not stupid, especially if they have a good Broker who takes the time to show them and educate them about every aspect of the type of home they are looking for.

In other news, the frustrating traffic in Sunny Isles will not be letting up anytime soon.  Aside from the tower construction projects that are in progress, Sunny Isles Beach is also sinking the power lines into the A1A, which is a good thing.  What is not a good thing: I read the Sunny Isles newsletter recently and, apparently, it is a project that will NOT complete for another two years!  Despite the traffic and what appears to be years of construction remaining ahead of us, I love living in Sunny Isles Beach, and given that I live here, walking is often far more pleasurable (and safer), than driving.

For the official April 2017 Market Focus Report from the Miami Association of Realtors®, view the video here:  https://youtu.be/XOh5T98R9ao?list=PLXlUiLzqHSaKnrq3ylH4k-4Pw-2yPW12M.  It is certainly more upbeat than my blog, but the bright side of the Miami market is in single family housing, particularly the RE1 (single family housing) market outside of the Miami Beaches (the vast majority of dwellings in the Miami Beaches are condos, obviously, and that market has been feeling the pain for a couple years now).  In addition, one would be hard-pressed to find affordable (100-400k) single-family homes in the Miami Beaches, but that is quite an easy task when considering the entirety of Miami-Dade County.

Well, that concludes my April 2017 Miami Beaches Market Pulse Update.  I am now working on my May updates and will have them out when I have completed my analysis.  If you are a Prospective Buyer or Prospective Seller and wish to have a consultation with me, call me anytime for the most current information I have available and let’s discuss your goals.