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 'Ponce Davis Realtor' Category

Hurricane Dorian

Hi everyone! I am sure you are keeping an eye on Hurricane Dorian. A hurricane watch is in effect for the Bahamas and we are waiting to see what the next advisory states for us in South Florida. According to the Hurricane Center it should be making landfall in Florida between Monday and Tuesday and we might experience rain and wind late Sunday. Below are some tips when getting ready:

  • I’d certainly recommend filling up your gas tanks as one of your very first tasks in this process, as gas stations tend to become a mad house the closer the storm gets. Most stations don’t get restocked quickly with gas after the storm passes.
  • Get flashlights ready, especially make sure you have extra batteries, and refill propane tanks if you have gas powered grills or generators.
  • Stock canned foods, soft drinks, and water (if it’s still in stores). *Hot tip, you might be able to still order water on Amazon. That way, you can avoid the craziness of the store water aisles. Also, if you have a gas stove, you can boil water from any tap source in your household after the power goes out, and you will be totally fine to consume it.
  • Put shutters, window and door protection in place if instructed by local officials. Also, in contrary to some narratives, it is not a good idea to trim branches or limbs from your trees. These could get picked up like twigs in a storm of this strength and thrown directly at your property by the wind.
  • Locate the turnoff valves for electricity, water, and gas.
  • Bring in your patio furniture, and any other outdoor items that could be picked up by the wind.
  • Take out cash, just in case. Credit card transaction systems may be out after the storm.
  • Here’s a good one – go and buy an extra refillable battery charger or two for your iPhone. It will definitely be worth the expenditure when it could be your only communication with the outside world. Charge them now, before the power possibly goes out.
  • Refill all necessary prescriptions!
  • I’d definitely recommend collecting not only your property insurance paperwork, but also your medical insurance information as well. It could also help to take an inventory of especially valuable or important personal property for future insurance claims.
  • Please don’t forget about your furry friends! Ensure they have enough food and also take into consideration that they will need water as well.

With specific respect to my clients, you can always reach out to us with any other questions you may have on this topic. If given the word, we can take down signs, can advise you on the most sensible time to put up hurricane shutters, and much more. Stay safe everybody!

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, Berkshire Hathaway HomeServices EWM Realty.

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Effective Age Versus Actual Age

If I am looking up a house to start comparables, or just to get more information on it, my search very often starts in the Miami-Dade County tax rolls, even before I go to the MLS. Miamidade.gov is a pretty reliable reference point, offering lot square footage, house square footage, and the age of the property. Well, that is until recently.

Lately when I pull a tax report from the county’s website, rather than give an actual age for a home, it will say “Multiple (See Building Info.),” which is not particularly helpful. I looked into this on another tax program, Imapp, to see if I could get any more information on the age of a particular home and I did find what I was looking for. The house that I was researching, an old Spanish in the Gables, showed on Imapp as having been built in 1924, but it was also noted that the home’s effective age was 1975.

A home’s effective age is measured by how updated it is. Therefore, while this home was built in 1924 it had had enough upgrades to qualify as a house that is 50 years “younger” than it really is. That could mean that it has a newer roof, newer appliances, an addition, functionally obsolescent items removed, etc.

Effective age is something that appraisers consider when valuing a home. According to Core Logic, “When selecting properties that are being used as comparables in an appraisal, the effective age of each property chosen should be given consideration to ensure the comparable homes are similar in effective age. Let’s say there are two 100-year-old homes, one of which is extensively remodeled and added on to, and the other is in its original state, complete with a roll rim kitchen sink and asbestos tile roofing shingles. To compare the two properties without making an adjustment for the difference in effective age would be wrong and could have a significant impact on a home’s appraised value.”

I am not sure when or why Miami-Dade County switched its records so that they do not reflect a home’s true age or effective age, but I am glad that it led me down this short little research rabbit hole. Effective age is an important item to consider when pricing any home.

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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An Ultra Chaotic Weekend?

Photo from ultramusicfestival.com
The Ultra Music Festival is back in town. This year, instead of being held at Bayfront Park, it will be on Virginia Key. For those of you who are unfamiliar with Miami, Virginia Key is an island connected to the mainland by one causeway, so there is really only one way in and one way out as far as driving. Ultra attracted 165,000 festival goers in 2017 alone, so getting people to and from the event is going to be one heck of a challenge!

Now that they have relocated, the only way for attendees to get to the festival is via its own transportation, which is either a bus or a water taxi. There are three bus hubs and two water taxi stations set up downtown, and the event’s organizers are strongly urging festival goers to use public transportation to get to those locations so as to lessen traffic. In years past I have always seen attendees on the Metrorail, so the use of public transport should not be a problem. If you are wondering how I know that I’ve seen attendees, it is because they are very often wearing neon tutus and body paint: it is quite a spectacle!

I have never been to Ultra myself, the laid-back Tortuga Music Festival is more my speed, but I know that it generates a good amount of money for Miami, so I have no objection to it. If I lived on Key Biscayne and felt like I was trapped on my island for the weekend I might be singing a different tune, though. Have you been to Ultra? What do you think of the new venue?

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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Neighborhood Spotlight: Ponce Davis

Although it is technically located in Unincorporated Miami-Dade County, the Ponce Davis neighborhood is really in the heart of it all. Surrounded by south Coral Gables, and High Pines, and just a stone’s throw from the pedestrian center of South Miami and many schools, it is truly a convenient location here in town.

Houses in Ponce Davis typically sit on large lots, many with parcels that are over an acre in size. Because the lot sizes are bigger, homes tend to be bigger as well. I just did a quick MLS search and out of the 16 Ponce Davis properties that are currently listed, the average adjusted square footage is 7,484 with the largest house measuring in at 12,713 adjusted square feet. Prices for houses in the neighborhood (not for lots) currently range from $2,695,000 to $11,900,000!

I love the Ponce Davis neighborhood, and guess who else does? A-Rod and J.Lo! Alex Rodriguez is a longtime resident of the exclusive neighborhood who, I have heard, just bought an additional plot of land for extra privacy. Not too shabby of a neighbor!

If you are interested in living in Ponce Davis, check out my two gorgeous listings in the area: 8705 SW 52 Avenue and 5002 SW 86 Street.

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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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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“How’s the Market?” – Insight into Miami’s Real Estate Market

I am often asked about the Miami real estate market, and I am happy to talk about it to anyone who will listen. Today, though, I want you to learn about it from one of Miami’s foremost experts, Ron Shuffield, President of EWM Realty International. He has written a fascinating piece called “Insight,” which analyzes 2018’s market and predicts what is ahead for 2019. Click here to enjoy reading it and let me know if you have any questions.

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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