South Florida Investments

Denise Rubin Realty is a strategic resource for investors. The market today boasts low interest rates and an unsteady stock market, leaving investment properties a secure way to enhance your portfolio and protect your future.

The method commonly used to make money in real estate is to make the right decisions at the right time based upon the information available. Whether you are in the market for pre-construction or existing property, let the experts at Denise Rubin Realty guide you through the investment process, simplifying your endeavors.

The realtors at Denise Rubin Realty are not only real estate agents, they are real estate consultants-skilled and experienced in the real estate of South Florida. Through accurate market analyses, a vigilant “market watch”, and an impressive expanse of business contacts, we are able to assist you in locating the perfect South Florida investment opportunities for you and your unique needs. Through our contacts, we have exclusive knowledge of pre-construction developments before they go public, allowing you to get in on the ground floor for the best opportunity and pricing!

As an investor, this means you have access to important information about the pricing in similar buildings being constructed in the neighborhood, along with information about civic and cultural developments. Contact Denise Rubin Realty, LLC today to learn more about South Florida’s luxury investment opportunities including Miami’s South Beach, Hollywood, Fort Lauderdale and more!

Techniques for searching for real estate

If you are looking for your next home or investment, Denise Rubin Realty, LLC makes it convenient to preview properties and narrow your search without feeling pressured to contact an agent. You are free to explore the listings database, directly on the website (http://www.deniserubin.com) and narrow down your search in your own free time, and contact an agent when you are ready for a tour of the properties that peak your interest!

It is just that simple with Denise Rubin Realty, LLC.If you are experiencing difficulty finding what you are looking for in the search, you may expand your search options to include all South Florida properties using the Multiple Listing Service (MLS). The MLS is a real estate tool designed to enhance the customer experience and streamline the process of discovering or displaying South Florida real estate.

Denise Rubin Realty will provide you with a detailed report of all Florida properties that meet your specifications, simply click on Dream Home Request Form. Below are some of the areas that Denise Rubin Realty specializes in:

Miami Beach Real Estate - Aventura Real Estate - Hollywood Real EstateSunny Isles Beach Real Estate - Fort Lauderdale Real Estate - Coral Gables Real EstateSouth Beach Real Estate - Golden Beach Real Estate

Simply visit the website or contact an agent today for expert real estate advice and results!

Miami Real Estate is moving

The real estate market in South Florida is beginning to pick up. In contrast to the opinions of skeptics, within the past two months 59 oceanfront condos in Miami have gone to contract. In Fort Lauderdale’s Broward County, 55 condo units sold. The most expensive listing to make it to contract was in Fisher Island, and listed for $12,900,000. The South Florida real estate market is continuously gaining strength and stability, and investors are building wealth.Now is the time to invest in Fort Lauderdale, Miami and South Florida real estate. Here are some examples of recent sales:

Bellini at 10225 Collins Avenue in Bal Harbour
7600 square feet, 5 bedrooms and 6.5 baths
On market for 197 days and the price dropped from $7,695,000 to $4,999,999!

The Continuum South Tower at 100 S. Point Drive on Miami Beach
1870 square feet,
2 bedrooms and 2 baths
On market for 97 days and the price dropped from $2,500,000 to $1,800,000!

The Mosaic at 3801 Collins Avenue on Miami Beach
3 bedrooms and 3 baths
On market for 283 days and the price dropped from $1,300,000 to $900,000!

L-Hermitage at 3200 N. Ocean Boulevard
3 bedrooms and 3 baths
On market for 2 days and the price dropped from $2,199,000 to $1,799,999!

Contact Denise Rubin Realty, LLC today to learn more about your South Florida investment opportunities.

Investing in Miami

Miami is a major cosmopolitan ocean-side city. The city of Miami is a world-class destination capable of satisfying every level of luxury-the wealthy and elite to the everyday splendor that is the Miami experience. Luxury Miami real estate is a smart investment anytime.

This renowned city is truly timeless, and investing in real estate within one of the United State’s top players is a guaranteed return on your investment. Projections over the next five years show that approximately 78 million United States baby boomers will retire over the next ten years. These individuals are around the age of 60 and the more successful ones are about to retire. Over the next 20 years, there will be a steady flow of wealthy retirees making their way into sunny and tropical weather areas with ocean views, mostly in Florida-and they will have the money to pay high premiums for the properties they desire.

Due to this projected large amount of wealthy new residents, Miami home prices are expected to increase 20-30% over the next five years. This will provide a strong real estate appreciation and high returns for those who are willing and able to invest in Miami properties now, while the prices are lower than they will be in the near future. The oversupply of condominium properties will be filling up steadily until the tables turn and they become hard to come by.

MIAMI AND SOUTH FLORIDA REAL ESTATE UPDATE INCREASING SALES POINT TO MARKET RECOVERY

The South Florida real estate market is beginning to show signs of recovery. In August, the number of existing single-family home sales in Miami and surrounding areas increased 22 percent from August 2007, while condominiums increased by 13 percent from during the same time period. This is especially significant when comparing local market figures to the entire state of Florida, where the number of sales decreased by 4 percent.

While sales have begun to increase, enough time has not yet passed to have the sales impact inventory levels and drive prices back up. Short sales and foreclosures are other factors suspected of affecting the current median sales price in South Florida. In August the median sales price for existing single-family homes dropped 30 percent from a year earlier, while condominiums experienced a 20 percent drop.

During a recent podcast on Realtors.org, National Association of Realtors chief economist Lawrence Yun, recognized as one of the top five economists in the U.S. due to his accuracy, expressed optimism about the recovery of the real estate market in Florida and other areas.


Housing Stimulus Bill to Have Positive Impact on Real Estates Sales

Nationally, Yun expects the recent passing of the Housing Stimulus Bill to significantly influence the real estate market over the next year.

“The Housing Stimulus Bill will have a big impact in my view because it’s a very simple strategy, “said Yun. “People buy a home, a first time buyer, and they get a tax break.”

The new Stimulus Package offers first time home buyers a tax credit of up to $7,500. After considering the repayment features, Yun estimates a $2,000 to $3,000 payment to the buyer.

“We will see may be 2.5 million first time home buyers over the next 12 months taking advantage of this tax credit", Yun said.

Because buying a home can be a two, three, or four month process, actual closing activity will begin to occur in the fourth quarter of 2008. Yun believes momentum will then build and accelerate homes sales from current low levels.

Mortgage Loan ActivityMortgage loan interest rates are at a very historically favorable 6.5 percent, despite having slightly increased since the lowest point in February 2008. While Yun anticipates the Federal Reserve to start raising short term rates in 2009, he says mortgage rates are determined by market forces. According to Yun, mortgage rates may tick up modestly to 6.7 to 6.9 percent but will remain well under 7.0 percent for most of 2009.

The Economic Stimulus Package also increased the jumbo conforming limit to $729,750. This is especially beneficial to buyers in high cost areas, which includes many parts of the country.
“Jumbo loans above $417,000 have not been functioning since the credit crisis in August (2007),” said Yun. Now with higher, permanent loan limits, I do anticipate more securization in those conforming jumbo loans and, hence, we will begin to see lower mortgage rates for those borrowing jumbo loans up to $625,000.”

Florida Real Estate Market Recovery

Yun is very encouraged about recovery in previously hard-hit areas such as California, Nevada, Arizona, and Florida.

“Home sales have fallen dramatically, prices dropped 30 percent, but we’re seeing buyers returning to the market place, said Yun. “As a result, we are already seeing signs of multi-bidding. So I think we have already hit bottom in those hard high regions. Hence, I see price building potential.”

As the top state for international buying activity in the nation, Florida has additional demand from international and second vacation home buyers. Yun stressed the importance of differentiating local market conditions from national and other market information. The first time home buyers tax credit and higher loan limits will most likely improve market conditions. Additionally home builders have drastically cut back on production. Inventory of empty homes is falling, which will result in a solid foundation for markets to recover in a very healthy way.

Aventura-Luxury Real Estate, Oceanfront lifestyle

Aventura is one of Miami-Dade County, Florida’s newest and most sought after oceanfront communities. The city of Aventura was incorporated in 1995 and is a youthful and vibrant addition to South Florida; complete with some of the finest waterfront real estate available in the state.

Aventura is a full-service municipality and is recognized internationally for its diverse demographic. Aventura is world renowned also for its lifestyle-high-end shopping, fine dining and entertainment. Located on the beautiful and bustling Intracoastal Waterway in northeast Miami-Dade, Aventura is 3.2 square miles in size.Do not let its diminutive size fool you! Aventura is packed with the best in amenities, luxury real estate, recreation and events!

Aventura is one of South Florida’s most luxurious waterfront condominium communities.Conveniently nestled between Fort Lauderdale and Miami, Aventura is neighbors with the city of Hollywood. Hollywood, Florida is home to the famous Hard Rock Casino, just minutes from Aventura! Aventura is constantly progressing and millions have been invested in the success and future success of the city. These investments include city sidewalks, street lighting, park & recreation development, drainage, beautification projects and pedestrian safety improvements. The city boasts a state-of-the-art Government Center.

There is a community/recreation center situated on 2.8 acres of waterfront land complete with a gym, boardrooms, computer lab, exercise and aerobic areas. The city is thrilled about its success and excited at how bright the future is! When you are ready for a personal tour of the area real estate, contact Denise Rubin Realty at 305.409.0019 or visit http://www.deniserubinrealty.com today!

MIAMI & SOUTH FLORIDA REAL ESTATE MARKET

FACTS & TRENDS
Florida: Still #1 for International Buyers

Florida is by far the top state in the U.S for international real estate buyers, according to the just-released 2008 National Association of Realtors (NAR) Profile of International Home Buying Activity.

Nationally, this year’s survey indicates more than a quarter of Realtors in the U.S had at least one international client between May 2007 and May 2008. Considering South Florida’s position as an international gateway, this percentage would be much higher in the Greater Miami area.
According to the survey, more than fifty percent of those who did have international clients had successful home sales transactions with those customers. While two-thirds of Realtors reported their international clientele accounted for about the same level of business during the pas five years, 25 percent indicated their international business had increased. And even though the percentage of realtors serving foreign clients has decreased nationally, international transactions accounted for a median 16 percent of total transactions. Again this percentage would be significantly higher in terms of Southeast Florida real estate.

For the purposes of this survey, a foreign (or international) home buyer is defined as one who principally resides outside the U.S and is not classified as a foreign-born resident of the U.S. These buyers are not U.S. citizens, immigrants, foreign students, or workers on temporary visas.
Region and Country of Origin Similar to results from last year’s survey, most foreign home buyers were permanent residents in North America (Canada and Mexico) or Europe. While the share of European buyers slightly decreased by two percent from 2007 to 2008, North American foreign buyers increased nearly 10 percent during the same time period.

Six countries accounted for the majority of international purchasers: Canada, The United Kingdom, Mexico, China, India and Germany. The percentage of Canadian buyers doubled from 2007 to 2008. Canada and the U.K accounted for 36.1 percent of purchasers. Mexico dropped to third place in 2008 versus first place in 2007.

Types of Properties purchasedAccording to the study, foreign home buyers are buying the same type of properties as U.S buyers. Nationally, detached single-family homes were the most popular choice among international buyers, accounting for three quarters of purchase. Slightly less than 20 percent of foreigners bought a condominium/apartment, and six percent purchased a townhome. Together townhouses and condominiums accounted for 27 percent of international purchases compared to 12.6 percent in 2007. The percentage of international buyers choosing condos would be much higher in Southeast Florida.

According to the 2008 National Association of Realtors Profile of International Home Buying Activity, 25.4 percent of international buyers chose Florida. California ranked second at 8.9 percent, while Arizona and Texas ranked third and fourth at 8.7 percent and 6.8 percent respectively. As major U.S gateways with mild climates, Florida, California and Texas are expected to draw large numbers of international buyers. In regards to U.S. regions, foreign buyers predominantly purchased property in the South (46.8 percent) and the West (30.0 percent). The study covered the period from May 2007 to May 2008.

The level of international business differed significantly in the top four states. More than two-thirds of Florida Realtors indicated they had some foreign customers. In Arizona, nearly half of the Realtors had some foreign clients, but in California and Texas the percentage was much lower. Additionally, most of the foreign clientele in Florida and Arizona actually purchased property.

While the choice of state location and regional location differed by the buyers’ continent of country of origin, Florida was ranked first or second for most foreign regions or continents. Florida was first for buyers from North America, Europe, and Latin America and second for Asia.
Slightly more than 60 percent of properties purchased by Canadians were in Florida and Arizona. The majority of properties purchased by those from the United Kingdom and Germany were also in Florida. Chinese foreign purchases were primarily in California and Florida.

More than half of Mexican foreign transactions were for properties in Texas and California. Although the study did not include specific information about buyers in South Florida, Miami and its surrounding areas are known as the most international area in the United States , attracting numerous visitors, tourists, and real estate buyers worldwide. Strong markets include Russia, Brazil, France, Spain, Venezuela, and others.

U.S. Home Price and Method of PaymentThe median price foreign buyers paid for a home was $297,400, which is much greater than the national median sales price for all of 2007 -- $217,900 for an existing home of any type, or the highest monthly median price registered between May of 2007 and May of 2008 but slightly less than the median price paid by foreign buyers in the previous survey.

About half of foreign buyers paid $300,000 or less for their U.S. property . Similar to last year’ s survey results, 14 percent of foreign home buyers paid more than $750,000 for their U.S for their U.S. property.

SOUTH FLORIDA REAL ESTATE: MARKET UPDATE

EL MERCADO DE BIENES RAICES EN MIAMI Y EL SUR DE LA FLORIDA


SOUTH FLORIDA BENEFITS FROM A STRONG ECONOMY WITH UNEMPLOYMENT RATES WELL BELOW THE NATIONAL AVERAGE, HEAVY TOURIST TRAFFIC AND ONE OF THE TOP COMMERCIAL MARKETS IN THE ENTIRE U.S. / EL SUR DE LA FLORIDA SE BENEFICIA DE UNA ECONOMIA SOLIDA CON TASAS DE DESEMPLEO MUY INFERIORES AL PROMEDIO NACIONAL, ALTAS CIFRAS DE TURISTAS Y UNO DE LOS MERCADOS COMERCIALES PRINCIPALES EN LOS EE.UU.

As an Aventura real estate agent I have noted that only a few weeks after Florida voters passed Amendment 1 in late January, there have been signs of increased activity from potential home buyers heartened by the measure’s property tax relief benefits, especially the portability provision.

While excess inventory of condominiums combined with the sub prime mortgage crisis have contributed to the current market adjustment, continued interest from international, second and vacation, and baby boomer buyers is expected to improve market conditions by the end of the year, according to several top U.S. economists.

MIAMI HOME PRICES TO INCREASE 20-30% IN FIVE YEARS
In this recent commentary titled “Miami Confidential” National Association of Realtors Chief Economist Dr. Lawrence Yun, who has been named among the top 5 economic forecasters by USA Today due to his accuracy, indicates those who buy real estate in Miami now are likely to see strong appreciation and high returns on purchase prices in just a few years despite the current oversupply of condos.

“In five years, do not be surprised if home prices in Miami are 20 to 30 percent higher than the current levels, “said Yun.

This means that in five years homes currently priced at $200,000 could sell for $250,000; a current million dollar home for $1.2 to $1.3 million. Since the current buyers’ market is conducive to price reductions as a result of negotiations, the return on investment could very well be even higher.

MIAMI SALES PRICES
In Miami, the median sales price increased over 340 percent in just 10 years. During the current market adjustment, prices have dropped some, but the drop has been negligible.

“The median home price in Miami was $80,500 in 1985 and $105,800 in 1995 and $363,900 in 2005 at the peak of the market. Prices fell by 5.7 percent for single-family homes and 6.0 percent for condos over a one-year period to the 4th quarter of 2007 according to NAR date”, said Yun.

“Prices grew 0.3 percent for single-family homes over the same period according to the government agency OFHEO”, he added.

Yun believes the main reason sales activity has decreased so much in Miami is due to fear of a market crash resulting from homes prices having grown much faster than income.


LOWER INTEREST RATES POSITIVE IMPACT
But there are key factors not being considered in the simple analysis using home price in relation to income or rent according to Yun.

“First, low interest rates, as any person with a mortgage calculator will be able to show, permit a lower monthly payment. In early 1980s, mortgage rates averaged in excess of 15%. In 2000, the average rate was 8%. Today, a 30-year fixed rate can be locked at 5.5%.

What is more important in a home price analysis is not the home price to income measurement according to Yun, but rather the mortgage obligation to income measurement, because the latter accounts for the positive impact of lower interest rates.

“In Miami, mortgage obligation to income is currently at about 30%...much lower than the 40% of San Diego and San Francisco, or that of New York”.

MIAMI: A MAJOR COSMOPOLITAN CITY
Miami is transitioning into a major cosmopolitan city and according to Yun should be compared to other world class cities.

Yun also points to wealth accumulation as a factor not considered when analyzing simple home price to income ratio in Miami.

“There is no reliable wealth or lifetime savings information at the local metro level. A financially stable retiree may have a rather low yearly income from social security checks and pension income, but that same person may have a cool million dollars or two sitting in the bank,” said Yun.

“Yet, because there s no reliable published wealth data, many analysts just use the income measure and totally ignore wealth info. Trust me New Yorkers and other snowbirds who are moving to Florida will have a thicker bank account than others.”


WHY WILL MIAMI’S HOUSING MARKET BE SO ROBUST WITHIN FIVE YEARS?
U.S. Baby boomers- Approximately 78 million baby boomers will retire over the next 10 years. “This massive group of people is just turning 60 and the more financially successful ones are on the verge of retirement. Over the next 20 years, a steady flow of wealthy retirees will be flowing into sunny, warm weather destinations,” said Yun.

Ocean views will be of particular interest to baby boomers, and they will be willing to pay high premiums for them.

Foreign Baby Boomers- “The second World War finished at the same time for Japan and Europe as in America,” said Yun. “Peace brought a spike in baby births. The financially successful baby boomers from abroad will demand a piece of the American Dream. It is a status symbol,” he added.

Nouveau Rich- According to Yun, no one likes to show off more than the people who lived through equality income and consumption. “Former communist countries like Russia and Kazakhstan are creating newly minted oil barons. Entrepreneurs are springing up en masse in Easter European countries, “he said. For these buyers, “a property in London and Miami is the ultimate conspicuous consumption.”

Yun also believes the insurances situation in Miami will improve and help boost home prices. Insurance companies that increased premiums following the 2004 and 2005 hurricanes are expected to lower rates in upcoming years, and legislative action will further help lower insurances rates.

Hace solo unas semanas después de que los votantes de la Florida aprobaran la enmienda No. 1 a fines de enero, los agentes inmobiliarios de Florida han notado señales de que ha aumentado la actividad de compradores potenciales de viviendas, animados por los beneficios de la medida para aliviar la cantidad de impuestos, especialmente la condición de portabilidad.
Mientras el inventario excesivo de “condominios” en combinación con las hipotecas inmobiliarias de alto riesgo que han contribuido al ajuste actual del Mercado, se espera que el interes continuo de compradors internacionales, de segundas viviendas y viviendas vacacionales y de los “Baby boomers” mejore las condiciones del Mercado para finales de este año, de acuerdo con varios economistas principales de los EE.UU.

PRECIO DE VIVIENDAS EN MIAMI AUMENTARAN 20 AL 30% EN CINCO AÑOS
En su comentario reciente titulado “Miami Confidencial”, el economista Dr. Lawrence Yun de la Asociación Nacional de REALTORS, que ha sido nombrado entre los cinco mejores pronosticadores y economistas por USA Today debido a su exactitud, indica que aquellos que compren bienes raíces en Miami ahora probablemente verán gran aumento en valor y ganancias sobre los precios de compra en sólo algunos años a pesar de la oferta excesiva actual de condominios.
“En cinco años, no os sorprendais si los precios de viviendas en Miami estan de 20 a 30% más alto que los actuales”, dijo Yun. Esto quiere decir que en cinco años casas que actualmente valen $200,000 podían venderse en $250,000; una casa que actualmente vale un millon de dolares se venderá de $1.2 a $1.3 millones. Debido a que el mercado para compradors actual es propicio para negociar rebajas, el rendimiento de la inversión podría ser aun más alto.

PRECIOS EN MIAMI
En Miami, el precio de venta mediano aumentó más del 340 por ciento en sólo 10 años. Durante el ajuste del mercado actual, los precios han caído un poco, pero la bajada ha sido insignificante.
“En 1985, la media del precio de una casa en Miami era $80,500; $105,800 en 1995 y $363,900 en 2005 cuando las ventas llegaron al punto máximo del mercado . Los precios cayeron un 5.7% en casas unifamiliares y 6.0% en condominios durante un período de un año hasta el cuarto trimestre de 2007 de acuerdo con los datos de NAR”, dijo Yun.
“Los precios aumentaron un 0.3% en casas unifamiliares durante el mismo período de acuerdo con la agencia gubernamental OFHEO”, añadió Yun.
Yun cree que la razón principal por la cual la actividad de ventas ha disminuido tanto en Miami es el miedo de una caída total del mercado debido a que los precios de las viviendas han crecido mucho más rápido que los ingresos.

TASAS DE INTERESES MAS BAJAS TENDRAN IMPACTO POSITIVO
De acuerdo con Yun, hay factores claves que no se están considerando en el simple análisis en cual esta utilizando el precio de viviendas en relación a ingreso o alquileres.
“Primero, las tasas de interés bajas, como cualquier persona con una calculadora hipotecaria podrá ver, permiten un pago mensual inferior. A comienzos de los años 80, el promedio de las tasas de intereses hipotecarias sobrepasaban el 15%. En el año 2000, el promedio era un 8%. Hoy en dia, se puede conseguir una hipoteca fija a 30 años al 5%.
Lo que es más importante en un análisis de precio de viviendas no es la medida del precio de la vivienda en relación a los ingresos, de acuerdo con Yun, si no la obligación hipotecaria en relación a los ingresos, por que esto ultimo toma en cuenta el impacto positivo de las tasas de intereses más bajas.
“En Miami, la obligacion hipotecaria en relación a ingresos actuales es aproximadamente un 30%...mucho menos que el 40% de San Diego y San Francisco, o de Nueva York”.

MIAMI: UNA CIUDAD COSMOPOLITA PRINCIPAL
Miami esta atravesando un periodo de transición y se esta convirtiendo en una ciudad cosmopolita de mayor importancia- y de acuerdo con Yun debe ser comparada con otras ciudades de nivel mundial, quien agrega que la acumulación de bienes es un factor que no se considera cuando se analiza el precio de viviendas a la proporción de ingresos en Miami.
“No hay información sobre riqueza o ahorros a largo plazo a nivel local. Un jubilado con estabilidad económica puede tener ingresos anuales del Seguro Social y de su plan de jubilación algo bajos, pero esa misma persona puede tener uno o dos millones de dólares en el banco, pero, como no hay datos de riqueza confiables, muchos analistas sólo utilizan la medida de ingresos y hacen caso omiso a la información de riqueza. Confien en mí los neoyorquinos y otros “snowbirds” que se están mudando a la Florida tendrán cuentas bancarias mas grandes que otros. “ Dice Yun.

¿POR QUE ESTARA TAN ROBUSTO DENTRO DE CINCO AÑOS EL MERCADO DE VIVIENDA DE MIAMI?
Niños de la posguerra de los EE.UU. (Baby boomers)- aproximadamente 78 millones de niños de la posguerra se jubilarán durante los próximos 10 años. “ Este grupo enorme de personas sólo ahora empieza a cumplir 60 años de edad y aquellos que han prosperado más económicamente, están al borde de la jubilación. En los próximos 20 años, Habrá un movimiento constante de jubilados adinerados hacia sitios soleados con climas calidos, “ dijo Yun. Las vistas al mar serán de interés en particular para los niños de la posguerra, y estarán dispuesto a pagar primas altas por ellas.

Niños de la Posguerra Extranjeros- “ La segunda Guerra Mundial terminó al mismo tiempo para Japón y Europa como en América y la Paz ocasiono un aumento repentino en el número de nacimientos. Los niños de la posguerra adinerados en el extranjero exigirán una parte del “sueño Americano”. Es un signo de prestigio, “ añadió Yun.

Nuevos Ricos- De acuerdo con Yun, a nadie le gusta mostrarse y llamar la atención más, que las personas que vivieron la igualdad de ingresos y consume. “ Ex países comunistas como Rusia y Kazajstán están creando a magnates de petróleo recién forjados. Multitudes de empresarios aparecen de países de Europa Oriental, “ dijo. Para estos compradores, “Una propiedad en Londres y Miami es el consume ostentoso máximo.”

Yun también cree que la situación de los seguros en Miami mejorará y ayudará a impulsar los valores de las viviendas. Las companias de seguros que incrementaron las primas después de los huracanes del 2004 y 2005 se espera disminuyan las tasas en los años próximos en conjunto con la acción legislativa ayudará adicionalmente a bajar las tasas de los seguros.

Denise Rubin Talks Real Estate # 3 Waterways in Aventura September 2008

The Waterways are a jewel in Aventura, situated on the north end of our small elite community. I am one of the fortunate ones to call it home. The community is “U” shaped and built around the Waterways Marina. The Waterways Marina houses some of the most exquisite yachts from around the world-featuring an inlet with no wake zone located off the Intracoastal and across the water from Golden Beach.

The Waterways were developed by Coscan builders whose dream began in the late eighties. Because each community is gated, families with small children immediately flocked to live in the safety and beauty of its confines. I was living in a waterfront home in Cocoplum in Coral Gables in 1994 until my real estate career became so busy that I decided to move to Aventura to give my boys added supervision from their grandparents who were residing there.

I found a community called Island Way on the south end of the Waterways. The Island Way community was the first home I saw, and I knew it would be the last. At the time I banked at the County National bank on the corner of Waterways and Biscayne Blvd. and the wooded fields from the bank stretched to the Waterways communities. I would see foxes when I went to the ATM at night and being an animal lover I truly enjoyed it. The quaint Waterways Shoppes have a clock tower and boardwalk jutting out to gazebo mid-water.

There are restaurants and shops galore. Kampaii is upstairs next to the dental office of my excellent Dentist Dr. Barry Segal. (Oh and don’t tell anyone-shhh!) Well hidden is the Waterways Post Office, full service without long lines! Not to mention the terrific coffee at Café Café, which has great snacks too! Other restaurants include The Peppermill, Barnios Latino’s, Sarah’s Tent, Prime Grill and more. You can watch the water, sit outside or stroll along and browse the Art Gallery or Antique Store. You will fall in love with South Florida's real estate.

The kids love the ice cream and candy store with the rides outside. It is a true family adventure. The first community in Waterways was The Portsview Condo and Town Homes built in 1988, followed by other towers and gated communities. On the south end of the Waterways is One Island Place, the first private elevator building in Aventura. One Island Place shares the same guarded gate as my community-Island Way, home to 84 homes. Some of these homes are located on the intracoastal.
Almost at the north end is the prestigious Point, which is comprised of The Courtyards of the Point Town Homes and 5 towers completed in 2004. Gated Aventura Lakes is a community of 400+ homes on sparkling man-made lakes.

I am now on the far west-end of the Waterways in my new office condo, in One Aventura Executive center. It is the home away from home for me, my superior staff and 35 savvy realtors. Who would have known?! I’m looking out the window of my private office and see the lovely vista of Aventura Lakes, Best Buy, Target, Aventura Hospital and gorgeous Gulfstream to the North, a beautiful skyline to the East, and to the west the stunning architecturally Westin Diplomat Hotel. Call Denise Rubin Realty, LLC today to learn all about what your Aventura real estate agents can show you about South Florida real estate!

Denise Rubin Talks Real Estate # 2 FSBO’s are a waste of time October 2008

FSBO is an abbreviation meaning For Sale by Owner. The majority of owners seem to think all they have to do is list their properties on the internet, hang a sign and fill out some paperwork when it sells right? WRONG.

According to the National Association of Realtors, more than 70% of FSBO fail to sell their properties. Most individual home sellers do not know enough about CMA’s, proper pricing, the closing process and ways to reach people qualified and interested to buy their homes. In addition I am sure everyone agrees that properties in South Florida are staying on the market longer these days and the time is prolonged when sellers do not hire realtors.

Based on a recent study people who are Realtors net 16% more than FSBO’s that manage to sell themselves. Selling a home is one of the most important sales in your lifetime. Why wouldn’t you want to pay a commission? Would you have an operation if the doctor did not charge you? What matters is the amount of money you leave the closing table with.

A home in my community was listed with a FSBO company that charges a nominal fee to put the property in the MLS. Another realtor sold the property, so they had to pay an additional three percent. This was a community in Aventura, where all the homes are similar. The subject property was four bedrooms on the water, and it sold for $869,000. At the same time I listed a neighboring home for 6 percent commission. It was off the water and only three bedrooms but I sold it for $1,000,000. In this case, there was no expert advice to the homeowner and they received too little for their choice waterfront home, although they did save on the commission.

Especially in today’s market it takes a lot of expertise to sell a property, as listings have piled up more than in the last few years. An owner can try it by themselves, but will most likely end up turning to a realtor for help after wasting valuable time. If a property is vacant every month that it sits on the market costs the owner monthly upkeep, taxes, maintenance and mortgage payments. Once again, you get what you pay for and to get the right exposure you need the right realtor.

The South Florida real estate agent representing your property will do everything necessary to get the job done and sell your property for the highest price. They will put it on the MLS with pictures and offer a virtual tour, advertise locally, nationally and internationally. A skilled realtor will provide internet exposure, create a property brochure, and mail just listed cards to neighbors, his or her network and other realtors.

The right realtor will leave no stone unturned to give their property maximum exposure. Whatever the objections faced while attempting to enlist a reluctant client, a good realtor knows that winning business will require knowledge, perseverance and confidence. Aside from effectively addressing buyer objections, questions are asked to get to the core of the seller’s feelings. Once these are addressed, we are on our way to turning a FSBO to a FSB-US.

So call Denise Rubin Realty for the best results from one of our multi-lingual professionals. We speak your language. Call 305-932-9326 or visit Aventura real estate agent Denise Rubin's website.

Denise Rubin Talks Real Estate # 1 Boom or Bust August 2008

I have had 30 years of experience as a Real Estate Professional, working in South Florida real estate. Having been married, divorced, and brought up 2 sons who are now in their 20’s and working with me in Real Estate. I thought I had experienced and seen it all in terms of buying and selling Real Estate. Boy was I wrong! This year I am learning a whole new vocabulary: deal – steal – shortsale – foreclosure. Not that I never heard of them before but they didn’t exist in the pocket of luxury properties I have been privy to handle.

Not anymore – as of yesterday the Multiple Listing Service shows 724 condo shortsales and 244 single family home shortsales in the 12 & 22 area alone. That area covers Aventura to Surfside only. A shortsale is when the bank agrees to work with a seller and takes less than the mortgage due amount-a lot less. I just sold a property in Porto Bellagio that my sellers owed $ 550,000 on the mortgage and the bank took $ 310,000.

A foreclosure, which in these days is an all too familiar term, occurs when the bank takes the property back from the homeowner and sells it to settle the debt. Recently having bought and built a multi-million dollar office condo and started my own company this past year I could be alarmed. I am not alarmed, however, because a lot of the short sales and foreclosures are not bargains as so many people refinanced at the height of the market.

A well priced listing or a home of an original homeowner might still be more competitive. Due to the value of the euro dollar, foreign investors are seeking great deals in sunny South Florida and take advantage of the market situation. Some of South Florida's best real estate are the luxury real estate in Aventura.

So when other Realtors complain of the “bust” in the market, I am finding it a “boom” of sorts. I have trouble keeping up with all the offers. It is just a matter of negotiating for the seller to get an acceptable price – so ignore the doom and gloom talk and call Denise Rubin at Denise Rubin Realty, LLC for positive results at 305.932.9326 and read my personal success story at www.deniserubin.com.

Denise Rubin Represents South Florida Real Estate

In the world of real estate, one name stands out-Denise Rubin, an entrepreneur in the real estate market of South Florida. Denise Rubin Realty, LLC is located in the beautiful offices of One Aventura, South Florida’s newest up and coming elite metropolis.

Your realtor should be both a partner and a resource to you, with a proven track record of success. Denise Rubin has been Florida’s best realtor for 5 consecutive years, not to mention the distinct honor of being among the Legendary Society for the top 0.5% of worldwide agents! Denise has been recognized with many accolades during her 25 years in the real estate industry, and has enjoyed both success and lifelong friendships along the way. She has a reputation for staying on top of her game, a truly exceptional agent dedicated to her craft and clientele.

When you choose Denise Rubin Realty, LLC you are choosing a powerful resource with a stunning record of success. Denise’s vision of creating the ideal real estate experience has driven her to incorporate both a mortgage company and a title company all under the roof of her real estate firm. This is quite an enhancement to the real estate experience as it saves clientele the footwork and added time and effort to combine all of these required services. Isn’t it about time someone had your best interests in mind? Contact Denise Rubin Realty today and begin your discovery of what a real estate experience should feel like!