Author Archive

Pocket Listing At The Imperial!

January 24th, 2013 Written By

Brickell Condo Blog | The Riley Smith Group

We are listing a very special unit for sale at the Imperial. It is in the “07” line, which is the end corner unit facing the bay. This unit is on a very high floor and this line rarely comes available for sale. It will hit the MLS some time next week, but in the mean time please contact us if you’d like early access before the general public and the rest of the Brokers in Miami find out about...Continue Reading!

Great Time To Buy In The Santa Maria

January 22nd, 2013 Written By

Brickell Condo Blog | The Riley Smith Group

Sometimes by chance or by luck, buyers get the possibility of leverage because it just so happens that there are similar condos for sale in the same building at the same time. This condition exists right now in the Santa Maria. One of our colleagues, Nicolas Boucher, just listed unit 3505 for sale.  It’s a gorgeous flow through unit with four bedrooms and five and one half baths. Interior space is 4,030 square feet and there are over 1,000 square...Continue Reading!

Brickell Condo Owner Asks, “Should I Sell Now Or Find A New Tenant?”

January 21st, 2013 Written By

Brickell Condo Blog | The Riley Smith Group

Over the weekend, one of our long time customers sent me an email to ask what he should do with a condo that he has owned for many years.  His current tenants had just informed him that they would be leaving at the end of their lease in February.  Should he sell or find another tenant? I sent him very simple CMA showing the price range that he could expect to achieve if he decided to sell his condo and also...Continue Reading!

Monthly Maintenance Fees For Brickell Condos

January 18th, 2013 Written By

Brickell Condo Blog | The Riley Smith Group

I got an email yesterday from a potential client who lives out of state and is looking for the right Brickell condo as a second home and investment.  She wanted to know how much the monthly maintenance fee was on the new listing at the Imperial at Brickell.  It was a great question because while the asking price on the unit was great, the monthly maintenance costs in that building are higher per square foot than in some other buildings. ...Continue Reading!

Pied-à-terre In Brickell For Under $300K

January 17th, 2013 Written By

Brickell Condo Blog | The Riley Smith Group

At least half of our clients are either buying or selling second homes.   Over the past few years we have seen more of our buyers look past Miami Beach and South Beach to Brickell.  One reason for this is that the buildings on Brickell represent a wider variety of size, price and style.   There really is something for everyone.  Just this morning I had a client ask me about a one bedroom condo they had seen online at 951 Brickell...Continue Reading!

UPDATE $2.8M Price Chop on Pharrell’s Brickell Penthouse

January 16th, 2013 Written By

Brickell Condo Blog | The Riley Smith Group

I guess the answer to my question is no.  If you remember, in November we wrote about whether or not a price premium would be paid by a buyer just because a property was owned by a celebrity.  You can read that post here.  That was the day that PH4000 at The Bristol Tower on Brickell went on the market for $16,800,000.  Less than two months later the price has been chopped to $13,999,000.  That means that he will be...Continue Reading!

New Well Priced Listing At Imperial On Brickell

January 15th, 2013 Written By

Brickell Condo Blog | The Riley Smith Group

Saturday night while at dinner I received an alert about a new listing at the Imperial on Brickell. When I saw the price I knew I had to see it first thing the next morning. The challenge is that the Imperial does not allow showings on weekends for the comfort of its residents. Not a problem for me as I have friends in the building who invited me over for a cup of coffee and then off to the condo...Continue Reading!

Brickell Scores With Walk Score

January 14th, 2013 Written By

Brickell Condo Blog | The Riley Smith Group

Since its debut a few years ago I have loved the idea of Walk Score .  It’s a website and app that scores locations based upon the residents’ ability to walk to things that they need.  Grocery stores, restaurants, dry cleaners, coffee shops, etc.  It took off and became very useful in big cities like San Francisco and New York.  Of course, when you think about it, most any part of a big city should have a high walk score,...Continue Reading!

2012 Brickell Condo End Of The Year Analysis

January 11th, 2013 Written By

Brickell Condo Blog | The Riley Smith Group

The final numbers are in and although we look at the data every day, even we are impressed! Here are the 2012 numbers for Brickell Condos: 1,028 = Number of condos sold $459,553,627 = Total value of condo transactions $447,037 Average Sale Price: 1,223 square feet = Average condo size $338 = Average Sale Price per square foot 129 = Average number of days on the market 82 = Number of sales over $1 million The most expensive sale didn’t break any records actually. It was Unit...Continue Reading!

The “Fiscal Cliff” And Brickell Real Estate

January 2nd, 2013 Written By

Brickell Condo Blog | The Riley Smith Group

Below is today's "Special Report" from Florida Realtors  discussing the impact of the latest "Fiscal Cliff" bill on real estate. Yesterday, the House and Senate passed H.R. 8, legislation to avert the so-called "fiscal cliff." Following are real estate-related provisions of the bill, which President Obama plans to sign into law today: Mortgage Forgiveness Debt Relief Act extended to January 1, 2014. In place since 2007, the act provided a tax break for homeowners who struggled through financial hardship such as a...Continue Reading!

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