Luxury Miami Real Estate

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550 South Dixie Highway

Coral Gables, FL 33146

Cell: 305-798-8685

Office: 305-960-5330

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Archive for the 'Pinecrest real estate' Category

Tax Refugees and Private Schools in Miami

Photo from visitflorida.com
A friend recently sent me an article from BusinessInsider.com that took a look at the so-called “tax refugees” that are moving to Miami for our tax breaks. The ramification that the article discussed was the uptick in applications for our city’s elite private schools. Palmer Trinity, Miami Country Day School, and Ransom Everglades, where my kids go to school, are all mentioned in the piece. Palmer Trinity and Miami Country Day have seen a major increase in applicants coming from New York, New Jersey, and Chicago. Ransom says that its waiting lists are always full, so they have not noticed whether that is due to the increasing number of families moving to Miami from high-tax areas.

Another thing that the article mentioned is that South Florida is getting a new private school called Avenues, which is set to open in 2022. The Miami outpost of this elite school will be the fourth campus, joining others in New York City, Sao Paolo, Brazil, and Shenzhen, China. Get this: their tuition is currently over $56,000 annually. And I thought that Ransom was expensive!

If you would like to read the full article, click here. It is a different perspective on the tax refugees that we have been hearing about lately.

If you are looking to buy or sell a home anywhere in Miami, please call me at 305-798-8685, or visit my website at: Luxury Miami Real Estate

Luxury Miami Real Estate

My focused dedication as a realtor in my home town of Miami for over 25 years, consistently puts me at the top of my field. Whether you’re looking to buy or sell your home, let me help you from start to finish with my results-proven: professional marketing, excellent property exposure and comprehensive experience.

Consistently in the top 10 company-wide at EWM for the past 15 years, my focus is on Coral Gables, Coconut Grove, Pinecrest and South Miami — specializing in luxury real estate and waterfront properties. Call me today and let’s get started!

Don’t hesitate to reach out to me, Ashley Cusack at {305.798.8685, email and website}. Senior Vice President, EWM Realty International.

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PinecrestWaterVote.com

Photo from Pinecrest-FL.gov
As I drove back to my office from my beautiful Rock Lake listing in Pinecrest, 12861 SW 68 Avenue, I spotted a huge sign on the corner of Ludlam and Kendall. It said something about PinecrestWaterVote.com, but I did not have a chance to read the rest of it. I looked it up when I had a chance, and here is what it’s all about.

If you do not know, there are many houses in Pinecrest that exclusively utilize well water, not city water, because the infrastructure to bring county water to these 742 homes was never put in place. What I learned by visiting PinecrestWaterVote.com is that there is a special ballot being mailed out to Pinecrest residents so that they can vote on whether they will shoulder a special ad valorem tax to pay for the necessary Miami-Dade County Water and Sewer lines. Ballots go out on March 6th and voters have until March 26th to return them.

No one wants to pay more taxes, and these have a millage rate of 0.23, meaning that home owners would pay an additional $0.23 per $1,000 of their home’s assessed value annually to pay for this every year for 20 years. The site claims that the median assessed value of a Pinecrest home is $687,200, and a payment on a house with that value would be $158 per year for 20 years. That does not seem like a huge amount in the grand scheme of things, but every penny does count, so I am sure that there will be some heated debates about this topic!

If the vote passes, then residents who are not currently connected to water mains will be required to connect within 10 years of the project’s completion or within 90 days of the sale of their home. Connection is estimated to cost “approximately $2,500 to $5,000 (but may be more depending on the site conditions) for a plumber and Miami-Dade County Water and Sewer Department water meter and impact fee, plus a Village permit fee of $151,” according to the website.

So you know, water mains that are already in place were built in two phases and were paid for with grant money, so this is not a “double dip” situation where residents have been taxed for this infrastructure and are now being taxed again.

What do you think about the proposed ad valorem tax? You do not have to tell me how you are voting, but I would love to hear Pinecrest residents’ opinions on this matter.

If you are looking to buy or sell a home anywhere in Miami, please call me at 305-798-8685, or visit my website at: Luxury Miami Real Estate

Luxury Miami Real Estate

My focused dedication as a realtor in my home town of Miami for over 25 years, consistently puts me at the top of my field. Whether you’re looking to buy or sell your home, let me help you from start to finish with my results-proven: professional marketing, excellent property exposure and comprehensive experience.

Consistently in the top 10 company-wide at EWM for the past 15 years, my focus is on Coral Gables, Coconut Grove, Pinecrest and South Miami — specializing in luxury real estate and waterfront properties. Call me today and let’s get started!

Don’t hesitate to reach out to me, Ashley Cusack at {305.798.8685, email and website}. Senior Vice President, EWM Realty International.

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The Future is Here in Miami

Did you know that Ford is testing self-driving cars in Miami? The company announced that Miami is going to be the first large-scale testing site of its driver-less fleet of cars. Why Miami, you ask? Well, the city has very challenging traffic but other factors like, “its weather, its variety of driving environments — from its densely packed downtown to its more residential exurbs — and the receptiveness of city officials to the new technology,” according to the Miami Herald.

There will be two fleets of self-driving cars hitting our streets, one group will be mapping and perfecting the technology and the other is going to deliver pizzas! Ford has paired up with Domino’s to test that service: I think it will be interesting for my gluten-free pizza to be delivered without the delivery man.

Ford is not giving too many specifics, so we do not really know exactly when the driver-less fleets are going to roll out, nor do we know exactly where the cars will be housed. What we do know is that there will be a human inside of these cars just in case something goes wrong, which I think is a smart idea.

If driver-less cars are going to help with Miami’s traffic, then I am happy for our city to be Ford’s guinea pig. What do you think about this new technology?

If you are looking to buy or sell a home in these extra-hot areas, or anywhere in Miami, please call me at 305-798-8685, or visit my website at: Luxury Miami Real Estate

Luxury Miami Real Estate

My focused dedication as a realtor in my home town of Miami for over 25 years, consistently puts me at the top of my field. Whether you’re looking to buy or sell your home, let me help you from start to finish with my results-proven: professional marketing, excellent property exposure and comprehensive experience.

Consistently in the top 10 company-wide at EWM for the past 15 years, my focus is on Coral Gables, Coconut Grove, Pinecrest and South Miami — specializing in luxury real estate and waterfront properties. Call me today and let’s get started!

Don’t hesitate to reach out to me, Ashley Cusack at {305.798.8685, email and website}. Senior Vice President, EWM Realty International.

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We’re #1!

Bragging about myself makes me uncomfortable. But bragging about my company, EWM Realty International? That is something that I am glad to do! There are a lot of reasons for me to boast about EWM, but I think that one of the most impressive is that in 2017 we were the top broker in Coral Gables, Pinecrest, Area 41 (comprised of Coral Gables, Coconut Grove, part of Brickell, and a few other neighborhoods), and Area 51 (South Gables, East of Old Cutler). These are some ultra-competitive neighborhoods and EWM is blowing other brokerages out of the water. Check out the Coral Gables chart shown above: EWM sold twice as much as our closest competitor! Obviously 2017 was a great year to be a realtor at EWM and I know that 2018 is only going to be better!
If you are looking to buy or sell a home in these extra-hot areas, or anywhere in Miami, please call me at 305-798-8685, or visit my website at: Luxury Miami Real Estate

Luxury Miami Real Estate

My focused dedication as a realtor in my home town of Miami for over 25 years, consistently puts me at the top of my field. Whether you’re looking to buy or sell your home, let me help you from start to finish with my results-proven: professional marketing, excellent property exposure and comprehensive experience.

Consistently in the top 10 company-wide at EWM for the past 15 years, my focus is on Coral Gables, Coconut Grove, Pinecrest and South Miami — specializing in luxury real estate and waterfront properties. Call me today and let’s get started!

Don’t hesitate to reach out to me, Ashley Cusack at {305.798.8685, email and website}. Senior Vice President, EWM Realty International.

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The Miami Market is HOT!

The end of 2017 sure felt slow for South Florida’s real estate market. Hurricane Irma hit in September, and after that it just seemed like it took ages for the market to pick up steam. 2018, on the other hand, is off to a wonderful start! Not just for me, but for almost every realtor that I have talked to lately – Miami is moving again! I recently came across an article in The Real Deal, which is a website that has a section dedicated to South Florida real estate, and it says that Miami is not just moving, it is flying!

The article states that, “Between 2012 and 2017, the median home price in Miami rose 57 percent to $275,000, according to Property Shark.” That is a huge leap! There are several hot areas in town, and two of the zip codes that the article lists are places where I frequently have listings and buyers: 33146 and 33156. 33146 is largely Coral Gables near the University of Miami, and 33156 includes the South Gables Old Cutler corridor and Pinecrest. These are both fabulous sections that are full luxurious homes as well as amenities like shopping, great schools, restaurants, and more, so of course people want to live there, and clearly they are paying a premium for those conveniences.

Check out the full article by clicking here. It is great to read about, and to experience, Miami’s real estate market’s resurgence.

If you are looking to buy or sell a home in these extra-hot areas, or anywhere in Miami, please call me at 305-798-8685, or visit my website at: Luxury Miami Real Estate

Luxury Miami Real Estate

My focused dedication as a realtor in my home town of Miami for over 25 years, consistently puts me at the top of my field. Whether you’re looking to buy or sell your home, let me help you from start to finish with my results-proven: professional marketing, excellent property exposure and comprehensive experience.

Consistently in the top 10 company-wide at EWM for the past 15 years, my focus is on Coral Gables, Coconut Grove, Pinecrest and South Miami — specializing in luxury real estate and waterfront properties. Call me today and let’s get started!

Don’t hesitate to reach out to me, Ashley Cusack at {305.798.8685, email and website}. Senior Vice President, EWM Realty International.

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FPL’s Coconut Grove-Galloway Project

FPL is in the process of replacing the poles that support the power lines running along Ponce de Leon Boulevard from Red Road all the way to Douglas and Bird roads. Dubbed the Coconut Grove-Galloway project, this effort is designed to strengthen the power grid by installing taller, stronger poles, thereby making power restoration faster and more efficient after a major storm. At the outset of the project, people complained that the taller poles were going to be an eye sore, but after spending many, many power-less days after Irma, I am hoping that what seems to be inevitable becomes a positive.

I actually called FPL to ask them about the project and how much longer they expect it to take. They could not give me any definitive completion date because they said that their resources are still spread thin after the hurricane. Although that was sort of a non-answer, I have to say that I was impressed by FPL’s responsiveness on the phone. I called and someone immediately picked up. When I told him that I wanted more information about the Coconut Grove-Galloway project, he told me that he was not the right person to give me that information but that he would have someone call me. I rolled my eyes upon hanging up because surely they would never call me back! Five minutes later the power company proved me wrong because Miguel rang and told me all that he could about the new power poles on Ponce. Nice work, FPL!

I am sorry for that little digression, but I really was impressed. I hope that the Coconut Grove-Galloway pole installation project delivers on its promises and makes power restoration a breeze in the future.

If you are in the market to either buy or sell a home, I would love to help you! Call me at 305.798.8685, or visit my website at: Luxury Miami Real Estate

Luxury Miami Real Estate

My focused dedication as a realtor in my home town of Miami for over 25 years, consistently puts me at the top of my field. Whether you’re looking to buy or sell your home, let me help you from start to finish with my results-proven: professional marketing, excellent property exposure and comprehensive experience.

Consistently in the top 10 company-wide at EWM for the past 15 years, my focus is on Coral Gables, Coconut Grove, Pinecrest and South Miami — specializing in luxury real estate and waterfront properties. Call me today and let’s get started!

Don’t hesitate to reach out to me, Ashley Cusack at {305.798.8685, email and website}. Senior Vice President, EWM Realty International.

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Pricing North Pinecrest Luxury

I’ve recently been working with a buyer who is looking for homes in the high $3,000,000 to mid $5,000,000 range. She is moving to Miami from another part of the world, so we have been looking at different areas: Coconut Grove, Coral Gables, Ponce/Davis, and Pinecrest. These are all great options with lots of lovely homes, so we are narrowing it down to find this buyer’s perfect fit, but Pinecrest has definitely grabbed their attention. When looking at comps, this is what I found.

Over the course of the past 6 months, North Pinecrest homes that were listed between $3,000,000 and $4,000,000 have sold for a high of $478.20/square foot, an average of $410.65/square foot, and a low of $343.10/square foot. The low was a bit skewed because it was a house where roughly one third of the lot is under water (not “under water” like a buzzy real estate term, but actually under the water of a lake!).

Homes listed between $4,000,000 and $5,000,000 have closed for significantly higher prices per square foot as of late. Their high, average, and low come in at $543.71, $525.53, and $507.35 per square foot, respectively. This price discrepancy is due to the fact that nearly all of the $4,000,000-$5,000,000 homes are brand-new construction, while many of the homes in the slightly-lower price range are a bit older, though still magnificent.

There are some wonderful luxury properties available in Pinecrest right now, and now you know a bit more about their pricing. Check out my listing at 5800 SW 93 Street – listed at $3,495,000, or $428.88 per square foot, it is priced right where it should be!

If you are in the market to either buy or sell a home, I would love to help you! Call me at 305.798.8685, or visit my website at: Luxury Miami Real Estate

Luxury Miami Real Estate

My focused dedication as a realtor in my home town of Miami for over 25 years, consistently puts me at the top of my field. Whether you’re looking to buy or sell your home, let me help you from start to finish with my results-proven: professional marketing, excellent property exposure and comprehensive experience.

Consistently in the top 10 company-wide at EWM for the past 15 years, my focus is on Coral Gables, Coconut Grove, Pinecrest and South Miami — specializing in luxury real estate and waterfront properties. Call me today and let’s get started!

Don’t hesitate to reach out to me, Ashley Cusack at {305.798.8685, email and website}. Senior Vice President, EWM Realty International.

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Homes for Sale: Thinking About Pinecrest?

The city of Pinecrest has established itself as one of South Florida’s favorite areas. What’s not to love? The schools are outstanding, there are parks galore, and there are many restaurant and shopping options: it is a fabulous place to be! If you are interested in purchasing a home in this stellar community, then check out my current Pinecrest listings – these are wonderful options for anyone!


6740 SW 133 Terrace is a spectacular 7 bedroom/8.5 bathroom home that was custom built in 2008. It features a magnificent kitchen, beautiful formal living and dining rooms, family room overlooking the porch and pool beyond, plus a second living area upstairs. The master suite is a true getaway with a spa-like bathroom and tons of closet space! The home features a half basketball court, impact glass windows and doors, gated acre lot, and too many other special details to list here. You’ll have to come see it! For more info on the 6855 SW 92 Street listing, go to: 6740sw133terrace.com


6855 SW 92 Street is a North Pinecrest gem with 5 bedrooms and 4 bathrooms in a split layout, and is located on a stunning, gated acre – with a sparkling pool and half basketball court! The home has a lovely courtyard entrance, complete with wrought iron detailing, formal living and dining rooms, eat-in kitchen, sunny family room, and is in the coveted Pinecrest Elementary School district. Move right in and enjoy the Pinecrest lifestyle. For more info on the 6855 SW 92 Street listing, go to: 6855sw92street.com


7845 SW 126 Terrace is situated on an extremely special street lined with oak trees and beautiful neighboring properties. The main house has 4 bedrooms and 2.5 bathrooms, and has been renovated with great care and attention to detail. Beyond the freeform pool you will find the 1 bedroom/1.5 bathroom guest house that has its own kitchen and living area. With impact glass windows and doors, a new roof, and a huge lot, this is a great home for anyone. For more info on the 7845 SW 126 Terrace listing, go to: 7845sw126terrace.com


11800 SW 66 Avenue is a sprawling 5 bedroom/3.5 bathroom home on a corner lot in the peaceful heart of Pinecrest. The foyer entrance leads to spacious formal living and dining rooms, as well as the ample kitchen and family room. The kitchen, family room, and master bedroom all open up onto the deep covered porch and the large pool beyond. This is the Pinecrest opportunity that you have been waiting for! For more info on the 11800 SW 66 Avenue listing, go to: 11800sw66avenue.com


6525 SW 131 Street is located in the desirable Devonwood community. This wooded 40,831 square foot lot features a babbling brook, main house, and guest house. The possibilities here are endless – either start fresh with brand new construction or restore the unique, Frank Lloyd Write-esque house to its original grandeur. For more info on the 6525 SW 131 Street listing, go to: 6525sw131street.com

Come take a look at my listings and fall in love with your new home!

If you need help buying or selling a home give Ashley Cusack a call at 305.798.8685, or visit her website at: Luxury Miami Real Estate

Luxury Miami Real Estate

My focused dedication as a realtor in my home town of Miami for over 25 years, consistently puts me at the top of my field. Whether you’re looking to buy or sell your home, let me help you from start to finish with my results-proven: professional marketing, excellent property exposure and comprehensive experience.

Consistently in the top 10 company-wide at EWM for the past 15 years, my focus is on Coral Gables, Coconut Grove, Pinecrest and South Miami — specializing in luxury real estate and waterfront properties. Call me today and let’s get started!

Don’t hesitate to reach out to me, Ashley Cusack at {305.798.8685, email and website}. EWM Realtors.

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Miami Real Estate: Millage Rates

Someone asked me the other day about the taxes in Palmetto Bay versus Pinecrest. It’s such an interesting question, because so often people believe Coral Gables or Pinecrest have higher taxes than our other municipalities, but the reality is most of the incorporated cities enjoy a fairly low millage rate. Below you will find a breakdown of the different millage rates that were adopted in 2014 for some of our more popular areas.

Pinecrest >> 18.8828
Palmetto Bay >> 19.1298
Coral Gables >> 19.8495
South Miami >> 21.0467
Miami Beach >> 21.6055
Miami (includes Coconut Grove) >> 22.6515
Miami Shores >> 25.2052

The millage rate by definition is ” the amount of tax in dollars, on every $1,000 of taxable value”. So, if you take your assessed value divide by 1,000 and then multiply by your millage rate you should come out with your annual tax amount. Obviously, there are exemptions and I am not taking any of these into account.

It is usually somewhat surprising to people, because you will see that Pinecrest, Palmetto Bay and Coral Gables share the lowest millage rates, while South Miami, Miami Beach, Coconut Grove and Miami Shores are all higher. A frequent misconception is that Coral Gables has the highest taxes, because it is known for it’s great amenities, but it actually does not, as you see.

When you talk to a realtor about the expected taxes on a purchase, you will often hear that you can estimate 2% of the purchase price, which you see is pretty accurate, but not totally. For more information on millage rates or any of your real estate needs, please don’t hesitate to call me at 305-798-8685 or visit my website: Luxury Miami Real Estate.

Luxury Miami Real Estate

My focused dedication as a realtor in my home town of Miami for over 25 years, consistently puts me at the top of my field. Whether you’re looking to buy or sell your home, let me help you from start to finish with my results-proven: professional marketing, excellent property exposure and comprehensive experience.

As the #7 Realtor company-wide at EWM in 2014, my focus is on Coral Gables, Coconut Grove, Pinecrest and South Miami — specializing in luxury real estate and waterfront properties. Call me today and let’s get started!

Don’t hesitate to reach out to me, Ashley Cusack at {305.798.8685, email and website}. EWM Realtors.

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What Summer Means to South Florida Real Estate

Every market is different in different seasons as far as their real estate activity, or inactivity, as it may be. The Coral Gables, Coconut Grove, Pinecrest, and Palmetto Bay areas tend to be active in June with many closings taking place in July and August. Because we are not so much a vacation community, but a primary residence community, people are often busily trying to get themselves situated before the summer ends and school begins. For this reason, June is a very active time. As we move deeper into summer the focus shifts to making sure timelines are being followed and we are moving towards closings. If you are interested in listing your home in South Florida you better get to it. As summer gets into full swing the market will get a little quieter. Feel free to call me with any questions or advice at 305.798.8685 or visit my website: Luxury Miami Real Estate.

Luxury Miami Real Estate

My focused dedication as a realtor in my home town of Miami for over 20 years, consistently puts me at the top of my field. Whether you’re looking to buy or sell your home, let me help you from start to finish with my results-proven: professional marketing, excellent property exposure and comprehensive experience.

As the #7 Realtor company-wide at EWM in 2014, my focus is on Coral Gables, Coconut Grove, Pinecrest and South Miami — specializing in luxury real estate and waterfront properties. Call me today and let’s get started!

Don’t hesitate to reach out to me, Ashley Cusack at {305.798.8685, email and website}. EWM Realtors.

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What Does $1 Million Buy You in South Florida?

I always love seeing the answer to this question in other areas of the country, so I thought I would do a quick snapshot of the South Florida market. I have chosen one house from Coral Gables, Coconut Grove, South Miami and Pinecrest. All of these sales have taken place in the past 6 months.

427 Catalonia Avenue in Coral Gables sold in January, 2015 for $950,000
3 bedrooms/3 bathrooms
2,745 adjusted square feet
$346.08/square foot
10,000 square foot lot
Year built: 1950
Days on Market: 49
This home was nicely finished, but did not have a true master suite and did not have impact windows.
It did have a pool and a one car garage
Listing agent: Ashley Cusack

3851 Poinciana Avenue in Coconut Grove sold in April of this year for $1,000,000
3 bedrooms/2 bathrooms
2,286 adjusted square feet
$437.45/square foot
10,000 square foot lot
Year built: 1959
Days on Market: 29
This home was nicely updated and had a large master bathroom. It also had a pool.
Listing agent: Riley Smith

6251 SW 79th Street in South Miami sold earlier this month for $1,055,000
5 bedrooms/3 bathrooms
2,945 adjusted square feet
$358/square foot
14,000 square foot lot
Year built: 1953
Days on Market: 49
This home was completely updated a few years ago with impact windows and doors throughout,
all new electric and plumbing, floors, kitchen, bathrooms, roof and much more.
There was not a pool or a garage , but it was beautiful.
Listing agent: Ashley Cusack

5942 SW 135 Terrace in Pinecrest sold in October of 2014 for $965,000
4 bedrooms/5.5 bathrooms
4,130 square feet
$233.06/square foot
21,782 square foot lot
Year built: 1986
Days on Market: 24
This home was very large, but needed to be updated. It did not have impact windows. Situated in a gated community with a lagoon behind it. This home had a pool and a 2 car garage.
Listing agent: Wendy Levy-Jackson and Adam Levy

For information on new listings or if you are looking to list your home, please call me directly at 305.798.8685 or visit my website: Luxury Miami Real Estate.

Luxury Miami Real Estate

My focused dedication as a realtor in my home town of Miami for over 20 years, consistently puts me at the top of my field. Whether you’re looking to buy or sell your home, let me help you from start to finish with my results-proven: professional marketing, excellent property exposure and comprehensive experience.

As the #7 Realtor company-wide at EWM in 2014, my focus is on Coral Gables, Coconut Grove, Pinecrest and South Miami — specializing in luxury real estate and waterfront properties. Call me today and let’s get started!

Don’t hesitate to reach out to me, Ashley Cusack at {305.798.8685, email and website}. EWM Realtors.

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