Since there was a good response regarding my previous post about the deals to be had at 1800 Club, I’ve decided to include some pictures of the amenities and common areas before diving into a new post about the units themselves. I received a few emails from nonlocal buyers who are unfamiliar with the building so I thought a brief summary along with pictures of 1800 Club might help.
1800 Club has 469 total units across 42 floors. It was developed by BCOM, Inc. and completed in November 2007. The current monthly maintenance fee is 42.47 cents per square foot. Included in those fees are: basic cable TV, high-speed Internet, water, sewer, garbage and insurance on the exterior of the building. The amenities at 1800 Club include: 24-hour concierge and security, valet parking, swimming pool, hot tub, sauna, steam room, state-of-the-art fitness center and club room. 1800 Club is located across the street from Margaret Pace Park which has tennis courts, volleyball courts, a basketball court and children’s playground.
Here are some pictures of the amenities and common areas at 1800 Club:
Miami Condo Developers Slash Prices on Existing Inventory
It’s no secret that most condo developers in Miami are still left with a large supply of unclosed condos. These developers pretty much have three options: (1) Do nothing and continue to bleed money by paying interest on the outstanding debt, (2) Sell condos in bulk to a vulture fund at a very big discount, or (3) Slash prices to end users and pay the principal and interest on the outstanding debt over time. Option number 3 was something that should have been done a long time ago. Over the past year, sales agents working for various condo developers have made it known to real estate agents that “developer prices are negotiable” or that the developer is “willing to listen to any reasonable offer”. However, with the exception of Groupe Pacific with Brickell of the River South, none of the Miami condo developers would go so far as to publicly reduce their prices. It didn’t make sense to me. The only logical explanation that I could come up with is that developers were afraid of the backlash from current condo owners. The days of name calling and finger pointing are over. That was so 2008. It’s in everyone’s best interest, current condo owners included, that each condo development close as many condos as possible. This has been especially true since Fannie Mae revised their guidelines for Florida condos. Reaching the all-important 70 percent mark for closings is so critical in this market.
It seems that Miami condo developers are finally turning to option 3. Over the weekend, two major condo developments announced large price reductions.
500 Brickell – On Sunday, I received an email from a 500 Brickell sales agent announcing “much lower pricing” on all remaining developer condos and that “prices have dropped up to $100,000”. The email revealed that one bedroom condos now start at $180,000 while two bedroom condos now start at $295,0000. I think a good old-fashioned price reduction is a MUCH better idea than including a Mini Cooper with the purchase of a condo at 500 Brickell. I think we’ll finally start to see a dramatic improvement in the closing rate of condos at 500 Brickell. I’d love to see a price sheet of all of the remaining condos to see if the reductions were made across the board.
1800 Club – I found out about this one on Saturday and actually visited several of the developer units on Sunday. I can honestly say that 1800 Club now offers the best deals in Miami. Where else can you find a condo with a water view for $173 per square foot in a recently constructed condo building in Miami? Unit 1715 is a very large 2 bedroom/2 bath condo with 1,810 square feet of interior that is now priced at $314,000. It doesn’t have a direct water view but it’s actually not bad, given the price. Below, I’ve included a picture of the water view from within the condo. As I was writing this, I received a text message saying that an offer was submitted to the developer today for unit 1715. As of the February condo closing rate update, 1800 Club was able to close 68.59 percent of its overall units. I think by the next update, we’ll see its closing rate push well past the 70 percent mark.
Within the next couple of days, I’m going to publish a more in-depth post about 1800 Club and the deals that are now available, along with pictures of the units that I saw on Sunday. It should be duly noted that the 2 bedroom condos facing direct east towards Biscayne Bay have not been reduced much from preconstruction prices, if at all. For example, unit 3505 which is a 2 bedroom/2 bath with 1,222 square feet of interior is priced at $385,000.
Below is a list of the other condos that I viewed on Sunday. As I said earlier, I will do a follow-up post within the next couple of days that will include pictures of these units as well as of the amenities and common areas.
Unit 1411 – $235,000 – 1 bedroom/1.5 bath with 1,095 square feet of interior facing South
Unit 1504 – $167,500 – 1 bedroom/1 bath with 822 square feet of interior facing West
Unit 1002 – $425,000 – 2 bedroom/2 bath two-story townhouse facing South (I need to find out the square footage of this one but it’s big and has two large terraces.
I guess time will tell if other Miami condo developers will follow suit by repricing their existing inventory and disclose those new prices to the public. I think it’s a good step in the right direction.
Top 5 Miami Distressed Condo Sales Closed in February 2009
Below, you will find what I believe to be the five best condo deals of the 26 distressed sales that closed in the month of February in the MLS located in Brickell, Brickell Key, Downtown Miami and the Arts District.
The Club at Brickell Bay – unit 2214 – 1 bedroom/1 bath (818 square feet) – This unit sold for $100,000, or $122 per square foot, on February 20, 2009. Short Sale
Skyline on Brickell – unit 1911 – 1 bedroom/1 bath (791 square feet) – This unit sold for $155,000, or $196 per square foot, on February 20, 2009. Foreclosure
Emerald at Brickell – unit 1205 – 2 bedroom/2.5 bath (1,264 square feet) – This unit sold for $267,000, or $211 per square foot, on February 5, 2009. Foreclosure
Jade at Brickell Bay – unit 4507 – 3 bedroom/3 bath (2,130 square feet) – This unit sold for $869,900, or $408 per square foot, on February 6, 2009. Foreclosure
Parc Lofts – unit 207 – 1 bedroom/1 bath (1,267 square feet) – This unit sold for $210,000, or $166 per square foot, on February 24, 2009. Short Sale
Unit 2214 at The Club at Brickell Bay sold for $100,000. It’s worth mentioning that this is the lowest that a 1 bedroom (and even studio) has ever sold for in the building through the MLS. It also works out to be the lowest price per square foot. At the time of contract, the condo was listed for $149,222.
South Beach Vacation + Bargain Condos = Miami Condo Investments Tour
I’ve been kicking around this idea in the back of my mind for quite some time. I guess the timing just never felt right. Prices have now fallen to a more realistic level, however, and it may be time to at least discuss the idea to see if there would be any interest.
I’m proposing to hold a two-day tour of Miami and South Beach condos in June of this year. The tour would focus on the best condo deals in Brickell, Brickell Key, Downtown Miami, the Arts District of Miami and South Beach. The objective would be to educate nonlocal buyers, who may not be familiar with the various neighborhoods and condo developments, but may have an interest in buying here at some point in the future. It’s also an opportunity for local buyers to take a first-hand glimpse into the best condo investment deals in Miami. Weather-wise, June may not be the best time of the year to visit South Florida, but I expect the deals at that time to be even better than they are now.
The condo tour would be held on a Friday and Saturday, in which time we would visit 10 buildings and about 30 condo units. The tour package would include a 3-night stay at the Loews Hotel, a 4-star/4-diamond oceanfront hotel in South Beach; 3 breakfasts; 2 lunches; and the 2-day chartered bus tour. The cost would be $900 for one person or $1,500 for 2 people staying in one room. The 2-day chartered bus tour would also be open to local buyers who do not require hotel accommodations at a rate of $300 per person. To those who close on a condo that was placed under contract within 3 months of the tour, I would credit half the cost of the condo tour package at closing for those requiring hotel accommodations and the full cost to those paying the $300 rate.
I’d love to get your feedback about this idea, and I’m open to suggestions regarding the buildings that will be included in the tour. Please add your thoughts in the comments section and use the second poll below to vote on the buildings that you’d like to see on the tour (you may select multiple buildings when voting). I’m hoping to get around 20-25 interested parties in order to set this plan into motion.
[poll id=”7″] [poll id=”5″]
Drive Down Brickell Avenue and Biscayne Boulevard – Video
I must say that I’m very impressed with how far video technology has come along over the past year. Gone are the days of YouTube’s grainy video quality. YouTube now allows people to upload and view HD videos. Don’t expect the HD quality that you see on your HD TV but it’s still a big leap for Internet video.
Here are a couple of videos that I shot Friday night while driving down Brickell Avenue and Biscayne Boulevard. (It may take a while to load if you’re using a slow Internet connection). You’ll notice Icon Brickell, Epic and One Miami in the video below:
Brickell on the River South is a loft building that has one and two bedroom two-story lofts. It is located on the northern end of Brickell at 41 SE 5 Street Miami, FL 33131.
Just wanted to share some day and night photos that I shot earlier today of various newly constructed condo buildings along the Miami River while showing some units at Brickell on the River North.
Daytime shot of Epic. Closings at Epic began in November 2008.
Nighttime shot of Epic:
Daytime shot of Wind. Closings at Wind began in February 2008 and has residents living there.
Daytime shot of The Ivy at Riverfront. Closing at The Ivy at Riverfront began in June 2008 and also has residents inhabiting the condo building.
Daytime shot of The Mint at Riverfront. As far as I know, The Mint at Riverfront has not obtained its certificate of occupancy yet. From the looks of the picture below, it appears that the pool deck has not been completed. Expect closings to begin within the next 2-4 months.
Daytime shot of The Mint at Riverfront, The Ivy at Riverfront and Wind.
Nighttime shot of The Mint at Riverfront, The Ivy at Riverfront and Wind.
The following is not a building located on the Miami River but I wanted to share this great shot that I took of the Bank of America building from the pool deck of Brickell on the River North.
A Look at Margaret Pace Park in the Arts District of Miami
I had some time to kill in between showing appointments Sunday afternoon so I decided to take a walk around Margaret Pace Park. It was a warm afternoon and the park was bustling with activity. For those of you who don’t know, Margaret Pace Park is located in Edgewater Miami along North Bayshore Drive from NE 17 Street to NE 20 Street.
A few volleyball games, tennis matches and a pick-up game of basketball took place while I was there. People were also out walking their dogs or jogging around the path that surrounds the park. I noticed several parents having fun with their young children at the playground as well.
Here’s an aerial view of Margaret Pace Park that I took a few years ago from one of the condo buildings nearby:
Brickell Condo Index – February 2009
A lot has changed since I last published the Brickell Condo Index three months ago. Condo foreclosures have continued to hit the market, financing has become extremely difficult to obtain and a few bulk condo deals have closed in that time. As a result, it should come as to no surprise that overall condo prices have continued to drop throughout Brickell within the past 3 months. The data used to compile the statistics below was collected on February 18, 2008 from the MLS. You may want to compare the following figures to those published three months ago in November 2008. Also, be sure to view the charts towards the bottom of this post to see how much Brickell condo prices have changed within the past 15 months.
The average asking prices of the 18 condo developments that comprise the Brickell Condo Index is currently $401.30 per square foot. This represents a 6.57 percent drop in average list prices over the past three months.
Average price per square foot of Brickell condos currently listed on the MLS:
The average price of Brickell condos sold over the past six months has gone up 1.51 percent to $296.00 per square foot from November’s average of $291.59. However, this is due to the fact that Four Seasons Residences had been excluded from the average in November due to no closings occurring within the previous six months. Four Seasons Residences has been reincluded in this month’s index as a result of a condo closing in December 2008. The average for Brickell condos sold over the past six months would have dropped 3.58 percent had it not been re-included. With the exception of Bristol Tower, average sales prices for each of the other Brickell condo developments dropped since the November update.
Average price per square foot of Brickell condos sold in the MLS within the past six months:
Atlantis – 2025 Brickell Ave | 33129 | $228.95
Brickell on the River – 31 SE 5 St | 33131 | $234.18
Solaris at Brickell – 186 SE 12 Ter | 33131 | $201.59
The Club at Brickell Bay – 1200 Brickell Bay Dr | 33131 | $188.28
The Mark on Brickell – 1155 Brickell Bay Dr | 33131 | $228.61
The Palace – 1541 Brickell Ave | 33129 | N/A
Villa Regina – 1581 Brickell Ave | 33129 | $256.71
Vue at Brickell – 1250 S Miami Ave | 33131 | $147.18
Below you will find some additional statistics. Click on the image to enlarge it.
The first column to the right of each condo development’s name is the difference in the average sales price and list price for this month, expressed as a percentage. An “N/A” is found next to Latitude on the River and The Palace since this percentage could not be computed as each building failed to have a closed sale within the past six months through the MLS. A high percentage indicates that there is a large discrepancy between the average asking price for condos currently on the market and what has actually sold within the past six months.
The second column is the number of active listings in each condo development currently in the MLS. The third column shows the percentage that these listings represent over the total number of condo units in each development. The cells highlighted in green reveal those condo developments that have active listings that represent less than 10 percent of the the overall units in the building. This is typically one indication of a sound condo building. Bristol Tower, Four Seasons Residences, Imperial at Brickell, Latitude on the River, The Palace and Villa Regina are the condo buildings highlighted in green. However, I think it’s too soon to use this rule of thumb for Latitude on the River. It’s too new of a development. Short-sales and foreclosures have just started to hit the market there. The ones highlighted in red reveal those condo developments that have active listings that represent over 20 percent of the overall units. There’s definitely underlying risk in buying in these condo developments and I’d only advise buying in one of these if the price justifies the risk. As in the November update, Solaris at Brickell is the only condo developments highlighted in red. This is usually a good indication that prices will fall further in future months.
The fourth column shows the number of condos currently pending sale. There are currently a total of 81 pending sales in the 18 condo buildings represented in the Brickell Condo Index. I did not include pending sales that went pending before November 1, 2008. The fifth column displays the number of closed condo sales within the past six months. The 18 Brickell condo developments have had a total of 198 condos close within that time frame. The vast majority of these closings occurred in just a handful of the condo developments. Latitude on the River and The Palace were the only two condo buildings that haven’t had a condo close within the past six months.
The sixth column shows the difference in the average list prices from this month’s and November’s, expressed as a percentage. Those highlighted in red reveal those condo developments which had a drop in their average list price while those highlighted in green show those that showed an increase. Bristol Tower was the only condo development that had an increase in asking prices since November. In just three month’s time, average asking prices fell about 15 percent at Imperial at Brickell and Solaris at Brickell, 14 percent at Vue at Brickell and 10 percent at Brickell on the River.
The seventh column reveals the difference in average sales prices from this month’s and November’s, expressed as a percentage. The Mark on Brickell saw the largest drop with a 20.95 percent decline. Brickell on the River, Emerald at Brickell, Imperial at Brickell and One Miami also had double digits drops. Average sales prices at Santa Maria increased about 14 percent but it should be noted that only one closed sale occurred within the past six months.
I thought it would be interesting to see how prices compare now to those we saw a year ago. Unfortunately, I didn’t publish a Brickell Condo Index 12 months ago. However, I used data from the November 2007 Brickell Condo Index to create the charts below to compare current prices to those we saw 15 months ago. Click on the images below to enlarge them.
(Below) Percentage Change in Average $/SqFt of List Prices Within 15 Months:
(Below) Percentage Change in Average $/SqFt of Sales Prices Within the Last 15 Months:
Keep in mind that condo prices in Miami peaked around the beginning of 2006. The graphs above would be all the more shocking if we were to cross compare current prices to those we saw at that time. By November 2007, Miami condo prices had already fallen significantly.
One positive thing to note is that the number of condos on the market in the condo buildings comprised in the Brickell Condo Index is down about 26 percent since November 2007. (This excludes Latitude on the River which had not been included in the Brickell Condo Index at that time.) Emerald at Brickell and Santa Maria are the only condo developments in the Brickell Condo Index that now have more condos listed than in November 2007. To put this into perspective, the number of listed condos at Vue at Brickell 15 months ago represented a little over 24 percent of the total condos in the building. Current inventory at Vue at Brickell represents slightly more than 13 percent.
