Luxury Miami Real Estate

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550 South Dixie Highway

Coral Gables, FL 33146

Cell: 305-798-8685

Office: 305-960-5330

Email Me


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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New Price on the Biltmore Golf Course

Whether you like the big picture such as perfectly-framed views of the Biltmore Golf Course and Hotel, or you are passionate about the small details like hand-wrought plaster moldings, this 6,527 square foot home is perfect for you! Located on a 17,500 square foot lot on a little-traveled street, this stately residence includes 5 bedrooms and 4.5 bathrooms and was renovated and expanded by the current owner.

The elegant foyer welcomes you to enjoy the gorgeous living room with fireplace, music room, bar, and graceful dining room. The golf course views continue through the chef’s kitchen with oversized breakfast room and huge family room with high coffered ceilings and tall windows. The second-floor master suite is a true sanctuary with its own sitting room, chic marble bathroom, and enormous walk-in closet. There are 3 additional bedrooms upstairs, one of which has its own study. Outside, the covered porch serves as true living space and it, or floating in the sparkling pool, is the best place in town to catch the Biltmore’s July 4th fireworks spectacular!

Refined millwork, gorgeous hardwood floors, impact glass throughout, two laundry rooms, transom windows, and so many more details make this one of the finest homes in Coral Gables.

Check it out here: http://1257Mariola/

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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Click Your Heels Together Three Times

There’s no place like home and this lush 34,587 square foot lot is the perfect place to call home. The existing 3,341 SF house which is located in the exclusive Hammock Lakes gated community can be updated and expanded to perfection or is an ideal rental while you design your new dream home. This well established community nestled between Matheson Hammock County Park, Old Cutler historic road, Ponce Davis estate homes, South Miami and the village of Pinecrest is one of the most sought after areas in Miami.

To view this spectacular property visit 4880hammocklakedr.com.

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}. Senior Vice President, EWM Realty International.

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Yes, You Really DO Need a Realtor!

I was recently featured in a Miami Herald article about finding the right realtor. I was so happy to be included in this informative piece that answers many of the questions that people have when they decide to buy or sell a home.

People often ask me why they should use a realtor. Whether you are buying or selling, I would say that the answer to that is simple: experience. Some people only buy or sell one home in their lives, and, as a realtor, I do it every single day so I am familiar with the ins and outs of the contract, the market, etc. Aside from experience, another thing that a realtor brings to the table is time. It takes time and effort to buy or sell a home, so let your realtor be the one who organizes showings and makes the calls or writes the emails to negotiate a deal. Focus on your life and let me do the rest!

The Herald gives you many more reasons as to why working with a realtor is a must-do, so go ahead and check it out by clicking on this link. When you do so, take a peek at the second photo in the top slideshow and you will see me and my fellow EWM associate Nick Cachaldora, plus you will get a glimpse of my fabulous listing at 944 Andres Avenue!

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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Good Luck to My Running Community

I am a runner and have been most of my life. It checks so many boxes for me: exercise, social, therapy, and an hour or so without a cell phone! 19 years ago I signed up for the TeamFootWorks marathon training program with the sole intention of getting to know some people in the running community in Miami. I never would have guessed how much more of an impact it would have on my life.

I ended up running 8 marathons and got back into competitive running. But, more than anything, are the friends I made. Friends that became an integral part of my life. You can’t imagine what you talk about over a 20 mile run! Katie, who has remained one of my running partners as we dialed those miles back a little, and I share the seemingly unimportant things that are going on and get to bounce concerns and ideas off each other.

Sunday is the Miami Marathon and Half Marathon and I have so many friends from every aspect of my life running it! I love that this local event has introduced running to so many people that have never run before. Good luck to all the runners this weekend. It looks like it may be raining and chilly, but I am looking forward to spending 13.1 miles with one of my very first running partners and dear friends!!

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 Market: Fickle Buyers

Luxury Miami Homes for Sale

The state of the market can be calculated in numbers, but often there is just a feel we have that really reflects the pulse better than any numbers could. Right now we are in a market where there is lots of activity, but you better be ready to react quickly. Buyers are fickle and are jumping right on to something else if they are not getting what they want, or getting it fast enough.

We have had two offers in the past couple of weeks that seemed like standing offers, meaning the buyer wanted the house if the seller ever came around to their terms. In both situations, the seller ultimately decided to work with the buyer, but the buyers had already set their sites on different houses. All markets are different and the way we work with buyers and sellers also differs, but this is one where, as a seller’s agent, you better have your seller ready to react quickly.

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 Schools Take Top Rankings

I have to take a moment to brag, because Niche just ranked Ransom Everglades School the number one private school in the state of Florida! This happens to be where my children go and I am glad what I have found to be an exceptional school has received proper attention!

In case you are not familiar, Niche is a service that offers rankings and statistics on schools, colleges and even neighborhoods. It’s so called “Everyday expert” reviewers are the people who live, work, learn and play in these schools and areas, and their commentary combined with hard facts help determine what is the best in the nation and your state.

While I am proud of Ransom Everglades, I also want to mention that Gulliver Preparatory School was ranked number three and Palmer Trinity number five. Amazing, 3 of the top 5 schools are located right here in Miami!! When people move to Miami from out of town, I always let them know that we have many great schools and great choices for every different type of student. This just goes to show that what I have believed is supported by others!

So, if you are considering Miami as a new place to call home, know that there are many choices and options for great private schools. 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.

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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Miami Real Estate Fun Facts: Who Was Phineas Paist?

We advertise Gran Villa Toledo, my listing at 3317 Toledo Street, a “Phineas Paist Landmark,” which means something to me as a Coral Gables native. However, I recently placed an ad for the residence in a New York publication and I started to wonder if everyone knows who he was. After taking a quick poll of my office I learned that even some of my fellow Miamians do not know about this important member of our town’s history.

Phineas Paist was the supervising architect for the Coral Gables Corporation, meaning that he helped to design some of the city’s most important landmarks. He had his hand in the likes of the Venetian Pool, Coral Gables City Hall, and the Douglas Entrance, all of which are on the US Register of Historic Places. Paist did not limit his talent to the Gables, however, he was also involved in the Deering Estate – the man got around.

When you think of historic Coral Gables, I am sure that George Merrick is the man who immediately comes to mind; however, he could not have brought “The City Beautiful” to life without Phineas Paist! So this is why having a Phineas Paist home listed is really something to brag about. Take a look at the exquisite Gran Villa Toledo.

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.

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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South Miami Rotary Art Festival – This Weekend!

Did you forget about last weekend’s Coconut Grove Arts Festival? Or did you not want to pay the entrance fee just to fight the crowds? Either way you are in luck because this weekend is the South Miami Rotary Art Festival. This free annual event includes 150 artists, delicious fair food, and live entertainment.

Though the South Miami festival is not as large as the one in the Grove, I do prefer it. The Grove Arts Festival is just so crowded that I feel like I get swept past many of the booths that I’d love to visit. In South Miami, though, I am always able to admire each tent’s artwork and to get to know the artists. Over the years I have found out that many of the artists do both events, so I never feel like I am missing out by not heading to the Grove during Presidents’ Day Weekend.

If you would like more details about the February 20-21 event, head on over to their website at southmiamiartfest.org. I hope to see you out there, but if I happen to be elbow-deep in a bucket of kettle corn, then feel free to look the other way!

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.

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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Getting Rid of Miami’s Vice

The Financial Crimes Enforcement Network (“FinCEN”) recently revealed that it has issued a temporary Geographic Targeting Order in Miami-Dade and New York Counties. The so-called “GTO” will require some title companies to report all-cash purchases in excess of $1,000,000 in Miami and $3,000,000 in New York that are made by LLC’s. By reviewing these specific transactions, FinCEN is hoping to target those who invest in real estate as a way to launder money or otherwise hide criminally-derived wealth.

Although a Geographic Targeting Order in Miami sounds frightening, it really is not. I regularly have buyers purchase homes in an LLC, all cash for over $1,000,000 and they have nothing to worry about because they are not criminals. FinCEN might review their closings or it might not and it really has no bearing on these legitimate buyers. On the flip side, I do hope that the GTO catches people who are using my city’s real estate to hide money or for other nefarious reasons. Miami has historically been known for its “Vice,” so let’s hope that the government can help us shake that reputation.

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.

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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Family Fun Adventures on Halloween

Is Halloween really this Saturday? I just can’t believe how quickly the time has gone. This is my favorite time of the year and I still embrace all of the trick-or-treaters that come by our home. I love to see everyone’s costumes, meet new neighbors, and catch up with old friends. There are so many family friendly events going on in Miami for Halloween that I decided to share them. I hope you enjoy a very fun-filled Halloween!

October 29-31, Movies at the Drive-In
Who doesn’t enjoy a scary movie on Halloween? If you do, the Blue Starlite Drive-in has a great line up to get you in the Halloween mood. The Rocky Horror Picture Show (a Halloween classic) will be showing on October 29th. On October 30th, the Blue Starlite will show an all-time kids favorite, Harry Potter and the Sorcerer’s Stone. Lastly, on Hallows Eve, get scared with Little Shop of Horrors.

October 30, Howl-O-Ween at Fairchild Tropical Garden
If you are looking for a place to parade your most adorable four-legged pooch make sure to check out Fairchild Tropical Garden. Guests are invited to bring your dog in costume for a stroll around the park!

October 31, Safe Streets Halloween
The city of South Miami is closing down Sunset drive from US1 to Red Road so everyone can enjoy safe and fun trick or treating. Local businesses will be giving out candy to everyone that visits.

October 31, Spooky Zoo Nights at Zoo Miami
Zoo Miami is transforming into Spooky Zoo Nights where guests can experience Dr. Wilde’s Creepy House, take a ride on the zombie-laden tram ride, and go on the carousel. There will be plenty of candy so don’t forget to bring your pumpkins!

October 31, Halloween on the Mile in Coral Gables
Halloween on the Mile is hosting its 18th annual celebration. Do not miss this family affair. There will be something for everyone. Many of the local businesses are coming together to show everyone a good time. There will be a reading circle at Books & Books, a doggie costume contest at the Coral Gables Museum, face painting and a balloon artist at Nini & Loli, and a Not-So-Spooky Haunted House at Red Koi.

October 31, Knock! Knock! Halloween at Jungle Island
Jungle Island has gone all out for the kids this Halloween. With trick or treating around the jungle and Halloween-themed arts and crafts, children can learn knock, knock jokes, or enter into a Halloween costume contest to win great prizes.

If you are looking to list your home / condo, 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 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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