Boardcasted on March 17, 2008 Courtesy of Local 10 News at 6.  For more real estate information, contact Juan Leal at (305) 975-7472.  If you enjoyed this post, please subscribe to my RSS feed!

Just one hour a ago, a 2 Bedroom Two Bath Pre-Foreclosure Short Sale was reduced by 50%. This is now the deal to beat and the lowest 2-Bedroom ever listed at the Flamingo South Beach condominiums. This unit is located just two blocks from Lincoln Road on 1500 Bay Road in the Flamingo Condos South Tower. According to the listing agent 10% escrow deposit required.

The Flamingo South Beach Two Bedroom over looks the Biscayne Bay and Pool from the Fourth Floor. This astounding Direct bay view can easily be enjoyed over a few mojitios from the attached Balcony. VIEW LISTING DETAILS

My prediction is that this unit will sell by the end of this week at or above $350,000. For sales information, contact Juan Leal at (305) 975-7472.  If you enjoyed this post, please subscribe to my RSS feed!

Over this weekend a 2 Bedroom Two Bath Pre-Foreclosure Short Sale was listed at $385,000 at the Flamingo South Beach condominiums. This unit is located just two blocks from Lincoln Road on 1500 Bay Road in the Flamingo Condos South Tower. According the the listing agent this unit has already received multiple offers however none have been accepted. I have 3 buyers possible buyers eyeing this one so if you are serious about having a slice of paradise, the time to call is now.

The Flamingo South Beach Two Bedroom over looks the Bay and Courtyard from the sixth Floor with an amazing bay view you will be able to enjoy from the attached Balcony. VIEW LISTING DETAILS

My prediction is that this unit will sell by the end of this week at or above $415,000. For sales information, contact Juan Leal at (305) 975-7472.

For those of you who missed the boat check the original post here, the Flamingo South Beach Condos North Tower is NOT going condo. So what are the current alternatives for these North Tower Contract Holders?

Option A
Buy the less than 40 units remaining from the developer. Many of these are 2^nd tier units which where originally over looked by buyers and are still over priced since they started selling in May 2005. The only way these units might sell is with a “strong” incentive and / or extremly creative deal or future price reduction.

The good news is Flamingo South Beach developers are offering some incentives. In some cases as high as 6% back or some other fees waived. I still think that at a 10-20% price premium it proves to be a tough sale. Many have minimal views and / or no balconies. Another thing to look out for is with a larger size unit comes increasingly higher maintenance fees. All of which will reduce your bottom line when is time to secure a new tenant.

They have a great hard working staff who is dedicated to help you find the right unit for you. So I wouldn’t suggest discounting it right away but unfortunately many will have no choice but to seek other resources if they are not satisfied with the limited inventory they have access to.

Option B
Call your local hot shot independent real estate agent who is familiar with Flamingo South Beach Condos. He or She will search for you the best deals available and often already know all the Foreclosures and other non public listings to find the Perfect Apartment Home or Investment for you. With a little patience you will find the equivalent unit you “purchased” at the North Tower for a discount in the South Tower. You may also wish do a little bit or research first. You may View Listings now or Search MLS for other options that might interest you, and when you call you will be more informed.

At the current Flamingo South Beach developer’s prices, I predict it will take until the end of the summer for them to sell the majority of the south tower, but not before they adjust their prices. The smart buyers now are looking for more choices, flexibility and deals from distressed owners and motivated sellers. Sellers usually are more adapt to negotiate and will work with you instead of a big box developer and their one sided contracts with no financing contingency. For south tower sales information, contact Juan Leal at (305) 975-7472.  If you enjoyed this post, please subscribe to my RSS feed!

RENTALS
Short Term / Fully Furnished Vacation Rentals
$199 Per Night Bay View Studio Wood Floors
$219 Per Night Direct Bay View Studio / Balcony
$1500 Per Week Large Bayview 2 Bedrooms
$1750 Short Term Super Large Furnished Studio South Tower Wood floors
$2099 Direct Bay Pool View / Balcony Upgraded Studio
$2500 One Bedroom Ocean View Balcony
$2650 One Bedroom Direct Bay View Upgraded

Residential Leases
$1250 Lowest Priced Studio South Tower, Gym Ocean View High Floor
$1319 One Bedroom Low Deposits, North Tower!
$1500 One Bedroom South Tower Ocean View / Balcony Gym FREE
$1700 One Bedroom North Tower Courtyard / Bay / Balcony
$1729 One Bedroom Center Tower
$1929 One Bedroom Center Tower Bay View
$2079 Supersized One Bedroom Center Tower OceanView / Balcony
$1800 One Bedroom South Tower Bay View / Balcony DavidBartonGym FREE

Roommates and Big Ballers
$2119 1 Bedroom, 1.5 Bath the only TOWNHOUSE – Great Deal
$1739 2 Bedroom North Tower – Great Deal
$2150 2 Bedroom South Tower with Gym
$2099 2 Bedroom Center Tower Alton D Floor plan
$2489 2 Bedroom Center Tower Alton D Floor plan Ocean View

PLEASE NOTE: All quoted rental prices unless otherwise indicated are monthly asking price for unfurnished units with long-term lease and it does not include parking access which is is available for additional fee. All South tower units include David Barton Gym Membership and paid A/C. The information is deemed (as of press time) to be accurate however it’s not warranted and/or may be subject to change anytime without notice.

SALES
Buy Me – North Tower is No Longer Selling
$219 Ocean Facing Studio Ready to Move In today!
$217 Courtyard Facing One Bedroom – FORECLOSURE
$255 One Bedroom Ocean view / Balcony – SHORT SALE
$289 One Bedroom Ocean View / Balcony A Steal
$400 One Bedroom Bay View / Balcony Upgraded Unit
$420 Two Bedroom SHORT SALE- Direct Bay View – WILL NOT LAST

For south tower sales information, contact Juan Leal at (305) 975-7472.  If you enjoyed this post, please subscribe to my RSS feed!

“Do you have some money to lend me?” “…Let me see.. Tell you what ….let me ask my lawyer… if he says YES then I’ll get a new one.”  We all know the truth. No body wants to give or lend money very easily and with good reason. Often times its for personal reasons, or perhaps business with no real inventive or time-line. Well the Flamingo South Beach North Tower Agents are fairly quick but just in case they might get busy you may wish to get your Flamingo South Beach North Tower Deposits faster by requesting it direct from the source.

So today I spoke with Cassandra the Flamingo Condos Contract Manager for the North Tower developer MCZ/CENTRUM. She told me that all you have to do is email her to confirm that you want to cancel the North Tower contact. Email her directly at cpalanza@mczcentrum.com in reference to the unit number.

She also told me that they will mail you a document that you need to sign and send back to them. So please confirm your mailing address with her. This whole process should take less than 2 weeks to get your Escrow Check.  If you have any questions she can be reached at 305-604-9445. For south tower sales information, contact Juan Leal at (305) 975-7472.  If you enjoyed this post, please subscribe to my RSS feed!

Today a One Bedroom One Bath Foreclosure was listed at $217,000 at the Flamingo South Beach condominiums. This unit is located just two blocks from Lincoln Road on 1500 Bay Road in the Flamingo Condos South Tower. For technical reasons this listing was under a pending status at a different price previously. However, the proper status has now been updated in the Miami Beach MLS systems.

The Flamingo South Beach One Bedroom over looks the Courtyard from the Second Floor with a no bay view you will be able to enjoy the beautiful Flamingo South Beach courtyard from the attached Balcony. At such a low sale price this unit is a perfect candidate for a South Beach Vacation Rental Program. VIEW LISTING DETAILS

The only comparable was another Second Floor unit facing the parking lot which sold in April 2007. According to the Miami Beach MLS records it sold for $335,900 directly from the developer. My guess is that after all the smoke and mirrors are pulled away from this transaction, the true sales price would lie somewhere around $300,000.

My prediction is that this unit will sell by the end of this week at or below its listing price. For sales information, contact Juan Leal at (305) 975-7472.

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This is Juan Leal, Mr. Flamingo South Beach, we need to sell out the Flamingo Condos and need your help. If you have a Flamingo Miami Beach Condo listing that is NOT over priced we want you to join us for our Flamingo South Beach PROGRESSIVE OPEN HOUSE on Saturday, April 5^th, (open to any suggestions on the dates based on feedback). Please contact all your South Beach Sellers and see if you can get the maximum price reduction possible to create some sales. This is a win-win if we have some 20 or so serious buyers walking around the Flamingo condos to take these units off the Miami Beach market. There are some great units and prices in the Flamingo South Beach building. I’m sure we will have something sold soon with the recent Flamingo North Tower Cancellation. I personally have 3 potential buyers (not those crazy investors that want to buy at 50 cents) for 1 Bedrooms waiting, one with money already in Escrow. I’m getting leads everyday but don’t have the right priced inventory. Let’s compete together instead of against each other. 

Listing Tips  (I’m probably not the fastest or smartest or the “mostest” here…. But i can share some generic tips that have helped me out over the years, take what you will.)

1. Please Answer your phone or return calls the same day if it all possible, even if you have to text while your showing.
2. Work out Showing instructions IN ADVANCE with current tenants, find out their schedules. If a buyers agent calls you it shouldn’t take you 6 hours to find out.
3. Have a key with you at all times, even if its in lockbox or owner lives there, your never know when someone might “lose” your key.
4. While this is difficult and unlikey all the time, try to personally show and help your follow buyers agent, they might not know as much about the building or perhaps you can find out their buyers level of motivation.
5. Get a price reduction today! Fact is most owners will lose money in this market. If they don’t want to reduce, then drop the listing and call them in a few months when they will be more motivated.
6. If your listings is about to expire, relist it with a new MLS number/ agreement, change the pictures, descriptions or adjust the price and finally add an extra bonus point to the buyer’s agent, if at all possible. This is sure to give it some renewed energy.  If you know some other top agents consider working the listing together as they might know another realtor or buyer who will cause it to sell.
7. Pictures sell, words tell. Get a nice camera and take pictures of the inside of the unit (yes stop stealing generic photos of the property grounds!). If your unit has a view and you haven’t photographed after 3 weeks perhaps you are not serious about selling. Out of state buyers check on realtor.com and other sites and they will skip over your listing.
8. Get a nice website to showcase your listing for your own buyers or to syndicate it online. A very inexpensive solution I use is www.point2agent.com
9. Reply to this email and lets’ pull our resources to advertise for this upcoming Progressive Open house.
10. If you are a Flamingo Condos owner reading this and thinking of selling  please Check out this Free online book first as it will help you in the process.

I would be happy to help anyone if you have any further questions or ideas for this open house.  Read this post: How Progressive Oppen Houses Work and call me or email if you have any further questions. For sales information, contact Juan Leal at (305) 975-7472.

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I just had a huge price reduction on a Flamingo South Beach Penthouse 1 Bedroom Condo Apartment and there’s still room to negotiate. This is the lowest Flamingo Miami Real Estate priced Direct Bay View 1 Bedroom, The Balcony Faces West towards the Bay and the city the Miami Downtown Skyline. This is the Best Angle/Side of all the One Bedrooms (all wide bay view from the hall way). Estimated Monthly Taxes are $540 plus Condo Maintenance Fees of $450. Today’s Estimated Rental Income is $2,000 Monthly on a 1 Year Lease or $2,500-3,000 Monthly on Short Term Furnished Rentals.  With a little work you can even raise the ceiling 2-3 feet since it’s a penthouse unit. Unit needs work and is sold as-is, seasonal rental income can not be guaranteed and is based on many factors. All quoted rentals rates are maximum potential on a subject or comparable unit, your specific circumstances, furniture, furnishings and current market conditions will determine the ultimate price. As the Flamingo South Beach expert, I can help you find exactly what you’re looking for. For sales information, contact Juan Leal at (305) 975-7472.

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1 BEDROOM / 1 BATH – CLICK FOR LISTING DETAILS

The first Pre- Foreclosure is a One Bedroom on the 8th floor with a Balcony. This condos view looks over South Beach and the Ocean from a distance, I previewed this unit last week and noticed all the appliances and carpets have been replaced with brand new ones. It appears that no one has even lived in this miami beach condo since the developer sold it. At its currently listed price of $254,000 it represents a 30% drop from its purchase price just a year ago. Even with the soft real estate market at this price you will be protected with instant equity and should easily positive cash floor once rented. The 38 available One Bedroom condos average approximately $500 per square foot, with this particular unit being the lowest at $341 per foot. It doesn’t take a doctor of to figure this one out.

2 BEDROOM / 2 BATH  – CLICK FOR LISTING DETAILS

The 2nd Flamingo South Beach short sale is a Two Bedroom condo on the 7th floor with a fantastic terrace. It’s a direct bay view unit that has unbelievable views of Biscayne Bay, Star Island and the entire Miami skyline. This one by far has one of the best views in the condo complex and is currently listed at $420,000. This is the lowest priced 2 bedroom in Flamingo, in fact comparable 1 Bedrooms are approaching the $400,000. A truly amazing feat 2 rooms for the price of one. The 24 listed 2 Bedroom Apartments average approximately $514 per square foot with this particular unit being the lowest at $395 per foot. I give this one a strong buy recommendation.

If you’re looking for tremendous investment potential, you can’t go wrong with a Flamingo South Beach or Miami Beach condo. Besides its amazing year round weather, abundant recreational activities and nightlife, Miami Beach is sure to retain its attraction as a playground for the wealthy. Diversify your financial portfolio with a Flamingo South Beach or Miami Beach condo. As the Flamingo South Beach expert, I can help you find exactly what you’re looking for. For sales information, contact Juan Leal at (305) 975-7472.

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