Silver Bluff: One of Miami’s best-kept secrets

January 29, 2015January 29, 2015 ~ The ASSAL Team ~ Leave a comment

Most of the time, when I recommend looking at places in Silver Bluff to my customers, I’m met with a blank stare. A little known area right outside Coral Gables off Coral Way (zip code 33133 & 33145), Silver Bluff is one of the best and most affordable residential neighborhoods in the city. Often grouped in with the Gables, Brickell Hammocks or The Roads, there are few “secrets” in the Miami real estate market, and this is most certainly one of them.

As I mentioned in my last post, I would never sell a house I wouldn’t live in, and just as importantly, I would never sell a house in a neighborhood I wouldn’t live in either. So that would be why Silver Bluff comes so highly recommended by me—I live there! Therefore you have a relator’s stamp of approval of the area, and let me tell you a few reasons why…

Proximity: Silver Bluff is close to everything in Miami. Only 5-7 minutes to Coconut Grove, 10-15 minutes to Brickell and Coral Gables and 15-20 minutes to South Beach.
Safety: The area has a low crime rating.
Neighborhood: Silver Bluff is known as being a calm, residential area with lots of trees, ample parking and families. Relationships with neighbors are important here, and there is a real sense of community.
Investment: Buying a house here is a good investment with growing property values, and a much lower selling price than other areas in Miami. This is a great place for a first investment or first home because you get a lot of bang for your buck. Being so close to so many desirable areas in the city, there is only room to grow.
Schools: There are three schools in the area, and the Silver Bluff Elementary School is graded “A”—perfect for all the families in the area.
Source: http://www.city-data.com/

If the above still hasn’t convinced you and you would like to check out the neighborhood yourself, I’ll let you in on a few local Silver Bluff “secrets”:

For wine lovers, Xixón Cafe , hip & modern Spanish eatery with multiple levels including dining room, wine cellar & bakery/deli, located on 21^st and Coral Way, El Carajo is a must. Hidden away inside the BP gas station on 17th Ave and US1, they serve Spanish tapas and have an amazing bakery. At the Mighty Gastropub on Coral Way and 22^nd Ave, they serve craft beer, sausages with an ambiance you can’t beat. Daily Bread Marketplace, boasts some of Miami’s best Mediterranean Food, and is located on 24 Ave and 27th St. And if you’re looking a twist on a Latin classic, Casabe 305 offers an incredible fare of Caribbean-Venezuelan Fusion and is located on Coral Way and 17th Ave.

So whether as a place to grab a great bite, an investment, a first home to raise your family or just as someone seeking refuge from the city and its high rent, Silver Bluff is a fantastic option. In fact, if you are interested in taking a look, I would be more than happy to meet you at any of our local spots and discuss your options and the places currently available.

My goal is to help you, even if we aren’t in direct contact, and I’d love to hear from you with any questions.

Interested in Selling, Buying, Renting, Investing in Brickell, Downtown, Coconut Grove, Coral Gables, Silver Bluff, Doral and surrounding areas? Call me 786.554.8063 or email me George@GeorgeAssal.com, I can help, because working with someone who knows the numbers and area is crucial.

Your Neighborhood Realtor: Why Your Neighborhood Matters just as Much as Your New Home

January 8, 2015July 12, 2015 ~ The ASSAL Team ~ 1 Comment

Last week I was having a conversation with a friend, and she asked me a question I get often—Why do you call yourself the neighborhood realtor?

It comes down to one simple reason—I would never put you somewhere I wouldn’t live. And when I’m making a decision about where to live, I’m taking years of experience into account and taking zero risk. The surroundings of your new home, your future neighborhood, can be just as important as the house itself. And if I’m going to help you find a house, or buy one for myself, I’m thinking about the following things:

The neighbors and the block around the corner
The school district
The reason cited for the current home owner’s decision to sell
Other homes up for sale in the area
Predicted increase or decrease in property value

If you run every morning, I’m going to take a walk around the block to make sure you’ll feel safe beyond your street. If you have kids, I know that you’re looking to put their education first—and in Miami, location is everything. If you’re an investor, I’m going to make sure that your real estate investment is based on proprietary market insight and research. And if you work in another part of town, I’m going to have a good estimate on what your commute will look like every morning and what upcoming construction could affect that.

I know the questions to ask, so that you don’t have too, and in fact, I have customers for this very reason in my own neighborhood of Silver Bluff.

As a 26-year-old arriving to the United States, I worked hard to have a piece of the “American dream” and one of the biggest parts of that dream is home ownership. Home ownership isn’t something I take lightly, as I know the work it takes to get to that point, and it is no coincidence that I got into the business of helping people find homes. Whether you are looking to find your first home or make a move into a much bigger one, I’m ready to be part of your process start to finish, in English or Spanish, night or day.

A proud Venezuelan born to Arabic parents, my time in the US was not my first exposure to hard work or a dream for better opportunity. My parents owned a store where I spent my summer vacations, and I shared my parents’ love for working with people and their strong work ethic—something I incorporate into my work every day, and something I’m looking forward to sharing more and more with you on this blog.

Moving forward, I’d like to share more of my insight on neighborhoods in and around Miami, quick tips for how to move a house faster, ideas for a less painful move or open house prep and of course, a few must-see listings. My goal is to help you, even if we aren’t in direct contact, and I’d love to hear from you with any questions.

BRICKELL ROADS TOWNHOUSE – FOR SALE

October 14, 2014 ~ The ASSAL Team ~ Leave a comment

*** LOCATION – LOCATION – LOCATION ***
240 SW 15th RD #105 Miami FL 33133

240 SW 15TH RD – GARAGE

Rare opportunity to own this unique 3 story corner unit with laminated wood floors, open kitchen, 2 assigned parking spaces, full bedroom at the entry level, walk-in closets, high ceilings with interesting angled walls, (not your typical boring rectangular room), this unit has the largest backyard, centrally located, pet friendly and gated community, most important… seller motivated. Asking $350,000.00

LIVING / KITCHEN

Interested in Selling, Buying, Renting in Brickell, Downtown, Coconut Grove, Coral Gables and surrounding areas? Call me 786.554.8063 or email me George@GeorgeAssal.com, I can help, because working with someone who knows the numbers and area is crucial.

Contact me for more info

Residences by ARMANI CASA – Sunny Isles

September 9, 2014 ~ The ASSAL Team ~ Leave a comment

The Related Group and Dezer Development joined forces to bring to Sunny Isles Beach, “The Residences by Armani Casa by Cesar Pelli” The most anticipated Ultra Luxury project in Miami. Only 261 families will have the honor to call the Residences by Armani Casa their home.

The Residences by Armani Casa Miami

Highlights

.- The brand: First US project by Armani casa

.- Location: Sunny isles Beach

.- The Archited: Cesar Pelli

.- Units: 260 units

.- Prices: starting from $1 million

.- Completion date: 2017

.- Floor Plan: 5 units per floor, the higher the unit the bigger it is.

The Residences by Armani Casa Miami – Oceanfront Living

The Residences by Armani Casa in Sunny Isles Miami are spacious units from 1358 Sq.Ft to 3,756 Sq.Ft and ranging in price between $1,000 – $1,500 per Sq.Ft

Floor plan

Residences By Armani General Floor Plan

Unit A at Level 4 (Units at a Higher level offer more Sq.Ft)
- 4 Bedrooms + Den / 5,5 Bathrooms
  - Interior Sq.Ft: 3,326 (At level 28→ 3,527 Sq.Ft and No den – At level 54 → 3,756 Sq.Ft)
    - Balcony Sq.Ft: 1,440 (At level 28→ 1,487 Sq.Ft – At level 54 →1,539 Sq.Ft)
      - Total Sq.Ft: 4,766

Residences By Armani Floor Plan A

Unit B
- 4 Bedrooms + Den / 5,5 Bathrooms
  - Interior Sq.Ft: 3,027
    - Balcony Sq.Ft: 898
      - Total Sq.Ft: 3,925

Residences By Armani Casa Floor Plan B

Unit C
- 3 Bedrooms + Den / 3,5 Bathrooms
  - Interior Sq.Ft: 2,712
    - Balcony Sq.Ft: 762
      - Total Sq.Ft: 3,474

Residences by Armani Casa Floor Plan C

Unit D (Units at a Higher level offer more Sq.Ft)
- 2 Bedrooms + Den / 2,5 Bathrooms
  - Interior Sq.Ft: 1,816 (At level 28→1944 Sq.Ft – At level 54 →: 2089 Sq.Ft)
    - Balcony Sq.Ft: 491 (At level 28→496 Sq.Ft and No den- At level 54 →502 Sq.Ft)
      - Total Sq.Ft: 2,307

Residences By Armani Casa Floor Plan D

Unit E (Units at a Higher level offer more Sq.Ft)
- 2 Bedrooms / 2 Bathrooms
  - Interior Sq.Ft: 1,358 (At level 28→ 1,476 Sq.Ft – At level 54→1,610 Sq.Ft)
    - Balcony Sq.Ft: 941 (At level 28→1,013 Sq.Ft and No den- At level 54 →1,094Sq.Ft)
      - Total Sq.Ft: 2,299

Residences By Armani Casa Floor Plan E

Note: Units C, D and E models are all taken however back ups for these units are accepted

Price Ranges

Residence by Armani Casa – Price Range –
** Prices and availability are subject to change without notice.

For more info regarding Residence by Armani Casa contact me directly

The Roads one of Miami’s most prestigious neighborhoods.

September 8, 2014 ~ The ASSAL Team ~ Leave a comment

The Roads is a neighborhood of Miami in Miami-Dade County, it is a triangular area located south of SW 11th Street, between SW 12th Avenue and SW 15th Road, just west of Brickell.

The Roads is known for its old homes, historic public schools, and its tree-covered streets. The Roads is very close to Downtown and Brickell, but is a historically residential neighborhood. It is also off the normal Miami street grid, and thus all the streets in The Roads are named roads, instead of streets and avenues, as is the case in the rest of Miami. Since 1986, the Miami Roads Neighborhood Civic Association has worked on a variety of projects to support the neighborhood.

The Roads neighborhood is served by the Miami Metrorail at the Vizcaya station to the south and by the Brickell station to the north.

The Roads – triangular area located south of SW 11th Street, between SW 12th Avenue and SW 15th Road, just west of Brickell

The Roads, originally called “Brickell Hammock” was designed, platted and developed by Mary Brickell in January 1922 days before her death. Mary Brickell had designed the Roads as a pedestrian-friendly neighborhood, with wide streets with median parkways and roundabouts with native Miami plants. Mary Brickell gave the streets, parkways, sidewalks, and electric lighting to the City of Miami in 1922. All the properties were sold in a single day on February 1, 1923.

For Sale – Sold – Pending Sale

The Roads is also an entire off-grid plan section of the city of Miami. The streets and avenues in Miami-Dade County are aligned to a grid, where streets run east-west and avenues run north-south. The roads that run from Broadway to SW 32nd Road are roughly 45 degrees out of alignment with the grid-plan. The avenues running perpendicular to these roads are also 45 degrees out of alignment with their respective avenues coming from the north. The avenues in this section run northeast-southwest rather than the standard north-south that the ones in the rest of the county follow. This causes an abrupt change in numerical designation as they cross SW 12th Avenue (SW 5th Avenue turns west and becomes SW 18th Street, SW 4th Avenue turns west and becomes SW 20th Street, SW 2nd Avenue turns west and becomes SW 22nd Street, etc.) The most well known example of this confusion is when historic Coral Way being SW 3rd Avenue, makes a 45 degree turn onto SW 22nd Street as it crosses over SW 12th Avenue.

Average Sold Price

The Roads is served by Metrobus and Trolley throughout the area, and by the Miami Metrorail at:

Brickell (SW 11th Street and SW 1st Avenue)
Vizcaya (SW 32nd Road and US1)

Metrorail has stops throughout Miami with service to Greater Miami and Miami International Airport, all Miami-Dade County bus lines, Tri-Rail and Amtrak. The main bus station in Downtown is located next to the Arsht Center at the Adrienne Arsht Center Station.

Average days on Market

For more information about The Roads please contact me directly

Contact me for more info

Coral Gables a City Where Homes for Sales Keep Increasing

August 25, 2014August 25, 2014 ~ The ASSAL Team ~ Leave a comment

As the Real Estate market continues to build up in South Florida, Coral Gables luxury homes and condominiums properties are getting listed for sale at more than $1M, the highest number of 2014 sales was in June, representing a 21.4% increase over May and an incredible 278% increase when compared to January. When it comes to luxury real estate sales in South Florida, summer is anything but slow season, maybe not especially when prices increased alongside the number of properties sold.

The average price per square foot for a property sold in June was $476, up $13 from May and a full $85 per square foot from January. In fact, 55 properties were sold or under contract for sale in June, representing over 25% of the entire available inventory.

CG trend 07-2014 — 34 properties sold in June 33 of these were single-family homes.

Two projects are currently in pre-sale in Coral Gables:

-Merrick Manor, a 10-story, 180-unit development located adjacent to the famous Village of Merrick Park.

-Antilla Coral Gables, a 5-story, 45-unit project located in the northeastern corner of Coral Gables.

(If you need more info regarding either of this projects please contact me directly as I have direct communication with the developers)

For those that don’t know, Coral Gables is one of the nation’s earliest planned communities with a centralized business district, and is home to the iconic Biltmore hotel, one of only three national landmarks in Miami-Dade County. Coral Gables also has world-class shopping along Miracle Mile and the Village of Merrick Park, a diverse spectrum of art galleries, theaters and lots of fine dining establishments.

As a result, Coral Gables will continue to have in-demand properties that sell for a premium and should remain a sound investment.

Contact me for more info

Park Grove in Coconut Grove.

August 21, 2014August 21, 2014 ~ The ASSAL Team ~ Leave a comment

Park Grove in Coconut Grove.

Most ambitious architecture/project to date

The New Park Grove Condo Project is selling quickly; this luxury condo project is located in Coconut Grove more specific in the middle of a newly developed waterfront park. The condo project has 3 towers with great investment values.

Designed by OMA and rem KOOLHAAS, the striking towers of PARK GROVE set a new architectural standard in the quiet seaside enclave of Coconut Grove.

Park Grove Residences will blow everyone expectations with their high-end waterfront project. With amenities that will take you to the next level and to better your experience, The Park grove Condo offers pools, fitness, yoga, a private chef, yes a private chef and much more.

As the first Luxury Condo in Coconut Grove to be built after Grove at Grand Bay, makes this project most ambitious architecture/project to date

Contact me For more info about Park Grove and any other projects / new constructions in Miami or South Florida

Real Estate Market Report | January – June 2014

August 19, 2014 ~ The ASSAL Team ~ Leave a comment

Investing in South Florida Real Estate? Here is all the information you need as Comparative Review of the Real Estate Market in South Florida. If you are undecided but interested in Investing South Florida real Estate and might already know that is time to buy, contact me immediately I will guide you to the right direction

Click here to view the Real Estate Market Report | January – June 2014

NEW LISTING FOR RENT – DORAL – 4/2.5

Link ~ December 12, 2012 ~ The ASSAL Team ~ Leave a comment

NEW LISTING FOR RENT – DORAL – 4/2.5

IMMACULATE BEAUTIFUL 4/2.5+DEN COACH HOME, IN A GATED COMMUNITY (BARBADOS) KITCHEN WITH GRANITE COUNTER TOP, STAINLESS STEEL. TILE/LAMINATED WOOD FLOORING, PAVER PATIO, ACCORDION SHUTTERS. PATIO FACING KIDS PLAYGROUND, CLOSE TO A+ SCHOOLS, MINUTES AWAY FROM TURNPIKE, FAMOUSE DORAL GOLF COURSE AND BUSINESS DISTRICT IN DORAL. MUST SEE NOT A SHORT SALE, NOT A FORECLOSURE.

SOLD BY GEORGE ASSAL – 2/2

Link ~ October 12, 2012 ~ The ASSAL Team ~ Leave a comment

SOLD BY GEORGE ASSAL – 2/2

If you are considering buying, selling or renting, in Brickell, Coconut Grove, Downtown, Coral Gables, Pinecrest, Palmetto Bay, South Miami, Doral, please feel free to contact me.

Share this:

Share this:

Share this:

Highlights

Floor plan

Unit A at Level 4 (Units at a Higher level offer more Sq.Ft)

Unit B

Unit C

Unit D (Units at a Higher level offer more Sq.Ft)

Unit E (Units at a Higher level offer more Sq.Ft)

Price Ranges

Share this:

Share this:

Share this:

Share this:

Share this:

Share this:

Share this: