The Grove Experts Coconut Grove Real State Market Report 2016

COCONUT GROVE JOURNAL OF REAL ESTATE A Comprehensive Analysis of the Year 2016 Coconut Grove Market Report

Alba Biondi / 305 323 2595 Isabelle Andrews / 305 546 5421 theteam@groveexperts.com groveexperts.com

Hello, Grovites and the Rest of the World The Coconut Grove real estate market in 2016 became even more polarized than in previous years. The single-family home under the $1.5M price point and the Grove at Grand Bay condo developers’ sales (preconstruction) thrived, while all other segments of the market underperformed.

During 2016 the single-family home number of sales and total volume decreased compared with 2015 by 8% and 11% respectively, while the median “sold price” increased.

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The total volume sold in 2016 was $238,566,783 versus $268,767,995 in 2015. Of these yearly transactions, 44% were paid in cash. In 2016 176 homes were sold versus 193 in 2015. As of January 2017, 149 homes were listed for sale versus 134 during the same period in 2016, which represents almost one year of inventory.

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The number of closed sales of condos during the 4Q of 2016 was up by 12% compared with the 3Q of 2016, which was down 16% in comparison with the same period in 2015. Beginning in January 2017, 152 condos were for sale in the resale market. This represents only a 9% gain compared with the 4Q of 2016 but an increase of 90% compared with the same period in 2016. Across the market, the Coconut Grove condo resale market offers a large inventory, with noticeable growth in the $2M and above segment of listings.

The Coconut Grove real estate market now has prices never seen before.

As of January 2017, only 7 homes are for sale under $500,000, while 53% of the available inventory are properties with an asking price between $1.5 million and $50 million. This year will be the year of a�irmation of this new Coconut Grove market.

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Contactenos para la versión en español de este texto Pour la version de ce texte en français, contactez-nous Alba Biondi

Isabelle Andrews

Number of single-family homes for sale versus sold 4Q 2016 per price point

In North and South Grove combined, 60% of single-family homes are priced over $1.5M, while only 24% of all homes sold at that price point during 4Q 2016.

North Grove # For sale 01/02/17 # Sold 4Q 2016

≤ $1M 13 5

$1M $1.5M 11 5

$1.5M $2M 7 0

$2M $2.5M 13 1

$2.5M $3M 6 0

≥ $3M 8 0

Total 58 11

≤ $1M 13 8

$1M $1.5M 11 4

$1.5M $2M 7 4

$2M $2.5M 13 0

$2.5M $3M 6 1

≥ $3M 12 1

Total 62 18

≥ $3M 2 1

$3M $6M 1 0

≥ $6M 5 0

Total 8 1

≥ $400k 3 6

$400K $600K 8 1

≥ $600k 8 1

$ 10M + 19 8

South Grove # For sale 01/02/17 # Sold 4Q 2016 Waterfront # For sale 01/02/17 # Sold 4Q 2016 West Grove # For sale 01/02/17 # Sold 4Q 2016

We Just Sold 3 665 Justison Road South Coconut Grove 5 Bedrooms 5 1/2 Bathrooms 3,698 Sq/Ft Living Space 8,100 Sq/Ft Lot Pool Asking price $1,575,000

3

Neighborhood median asking prices

The median asking price of single-family homes has risen since 2015.

The median asking price in South Grove has risen 26% since January 2015 and 20% in West Grove. New construction offerings have increased asking prices.

North Grove

West Grove

$ 1,650,000

$ 700,000 $ 600,000

$ 1,600,000 $1,595,000 Median Asking Jan-2017

$ 1,550,000 $ 1,500,000 $ 1,450,000 $ 1,400,000 $ 1,350,000

$1,450,000 Median Asking Jan-2015

$1,497,000 Median Asking Jan-2016

$ 400,000 $ 300,000

South Grove

Waterfront

$1,642,500 Median Asking $ 2,000,000 Jan-2015

$ 8,000,000

$ 2,500,000

$ 1,000,000

$420,500 Median Asking Jan-2016

$ 100,000 0

$1,694,000 Median Asking Jan-2016

$499,000 Median Asking Jan-2015

$ 200,000

0

$ 1,500,000

$599,000 Median Asking Jan-2017

$ 500,000

$2,074,500 Median Asking Jan-2017

$7,590,000 Median Asking Jan-2016

$ 7,000,000 $ 6,000,000 $ 5,000,000

$ 500,000

$7,347,500 Median Asking Jan-2017

$5,590,000 Median Asking Jan-2015

0

Historical median sales price

North Grove South Grove West Grove

North Grove $ 1,400,000

$1,207,500

$ 1,200,000 $1,107,500

$ 1,000,000 $ 800,000

$947,500

$ 600,000

$747,000

$855,000

$ 400,000 $ 200,000

$1,125,000

$355,000 $285,000

$294,000

0 4Q 2014

4Q 2015

4Q 2016

New construction singlefamily market performance

The new construction market (homes built in 2014, 2015, and 2016) has been underperforming. Twenty-seven properties are available to sell, and only 10 sold in 2016. It represents over 2 years of inventory. The median sales price is $487 per square foot, while the median asking price is $559 per square foot.

New Construction Sold in 2016 South Grove North Grove South Grove North Grove North Grove South Grove South Grove North Grove North Grove West Grove

$ Sold $2,325,000 $2,200,000 $2,145,000 $2,100,000 $1,975,000 $1,950,000 $1,604,600 $1,485,000 $1,400,000 $731,000

Address 4223 Braganza Ave 1621 S Bayshore Dr 4080 Ensenada Ave 2541 Trapp Ave 2800 Coacoochee St 4061 Matheson Ave 4400 Ingraham Hwy 2280 Tequesta Way 2405 Tequesta Ln 3664 William Ave

Sample of New Construction for Sale January 2017 Waterfront North Grove South Grove South Grove North Grove South Grove North Grove South Grove North Grove North Grove South Grove

Address 3085 Munroe Dr 1641 S Bayshore Dr 3503 Banyan Cir 4131 S Douglas Rd 2836 Crystal Ct 3985 Loquat Ave 3530 W Glencoe St 4080 Ensenada Ave 161 S Shore Dr 3558 W Glencoe St 3635 Frantz Rd

SP$/SqFt $505 $372 $487 $487 $407 $500 $420 $512 $409 n/a

#Beds 5 4 4 5 6 4 4 4 4 3

#Full Bath

Living Sq/Ft

6 5 4 5 4 4 4 3 4 3

4,600 5,912 4,404 4,312 4,850 3,900 3,825 2,900 3,421 n/a

#Full Ask$/SqFt #Beds Bath Askg Price 8 $3,708 7 $50,000,000 7 $1,064 8 $9,750,000 7 $1,119 6 $6,950,000 6 $720 6 $5,200,000 5 $783 5 $3,500,000 $525 5 5 $2,600,000 $583 4 4 $2,500,000 $568 4 4 $2,500,000 $577 4 3 $2,479,900 $559 4 4 $2,400,000 $660 6 6 $2,395,000

#1/2 Bath 1 2 1 2 1 1 0 1 2 0 1

Lot Sq/Ft 9,314 10,775 6,613 7,843 6,400 6,480 7,908 6,250 n/a 5,000

Living Sq/Ft 13,483 9,165 6,212 7,222 4,470 4,956 4,290 4,404 4,299 4,290 3,630

Lot Sq/Ft 41,125 30,375 18,633 19,020 5,325 10,368 5,000 6,613 12,750 5,000 8,302

Year Built 2016 2016 2015 2015 2015 2016 2015 2016 2014 2015

Year Built 2015 2017 2014 2016 2016 2015 2016 2016 2016 2016 2016

Grove Watch Group A group of Coconut Grove residents has created grovewatchgroup.com and a page (Facebook.com/groups/ grovewatchgroup), with the following mission: “To protect and preserve the nature and character of Coconut Grove by ensuring local government adherence to and enforcement of all laws, regulations, and due processes for the benefit of residents and the community.�

5

Coconut Grove Condo Market Finishing Strong

A growing condo inventory paired with high sales coming mostly from developers’ sales.

The total volume of condos sold during 2016 was $107,292,000, which represents a decrease of 2.8% compared with 2015 and a 19% decrease compared with 2014. These numbers came only from sales of condos in the open market and reported by the MLS. All units sold directly by builders of new projects are not included.

We do not know the sales volume represented by private sales in the new towers, but we can infer that the number is very high and that an incredible amount of money has been invested in the Coconut Grove area.

Let’s do the math for the total number of units in each new building: Grove at Grand Bay: 95 units (58 in the North Tower and 37 in the South Tower). Ninety-three units were sold by the builder.* As of mid-January, 25 units are on the open market for resale.

Park Residences: 150 units. Forty-five units have been sold as preconstruction by the developer.* No units are currently available on the resale market.

Two Park Tower: 90 units. Eighty-three units have been sold as preconstruction by the developer, and only 7 units are available from the developer.* The Fairchild Coconut Grove: 25 units. Twenty percent are already under contract as preconstruction with the developer.* If the buyers are investors and these condos are re-introduced to the market, it is likely that this market segment will experience a price correction. ¡ Sales numbers given by developers

139

80

37

Mid Jan 2017

Mid Oct 2016

Mid April 2016

31 Mid July 2016

36

35

49

30

Mid Jan 2016

40

Mid Jan 2015

Mid July 2014

Mid April 2014

Mid Jan 2014

56

49 47

92

Mid July 2015

63

100

132

83

Mid Oct 2015

88 97

44

97

Mid April 2015

107 104

152

113

Mid October 2014

For Sale vs. Sold Throughout The Years

# For Sale # Sold All material in this journal is intended for information purposes only and has been compiled from sources deemed reliable. Though information is believed to be correct, data sources are subject to errors, omissions, changes, or withdrawal without notice. This is not intended to solicit property already listed. Equal Housing Opportunity practice.

4Q 2016 highest and lowest condo sales (resale) Building name Grovenor House Grovenor House Grove at Grand Bay Bird Grove Condo Courtyards of the Grove Groves Edge

Address Sold Price 2627 S BAYSHORE DR # 3002 $7,622,000 2627 S Bayshore Dr # 2501 $3,650,000 2669 S Bayshore Drive # 1601-N $3,475,000 2734 Bird Ave # 114 $151,000 3242 Mary St # S111 $145,000 2920 SW 28th Ter # 402 $145,000

Living Sq/Ft Area $1,101 6920 $907 4026 $984 3532 $240 629 $286 507 $268 542

#Beds 6 4 4 1 1 1

#FB #HB YR 6 2 2006 5 1 2006 5 1 2016 1 2000 1 1966 1 1972

Sold 4Q 2015 For sale mid-Jan 2016 35 30

30

28

25 20 15

15

13

10

8

5

3

0 ≤ $500k

Sold 4Q 2015

6

$500K-1M

2

$1M-1.5M

3

$1.5M-2M

For sale mid-Jan 2016

2 ≥$2M

Sold vs. Sale per price point 4Q 2015

Sold 4Q 2016 For sale mid-Jan 2017 An increasing gap between condos supply and demand

60

53

50

46

40 30 20

34

23

0 ≤ $500k

Sold 4Q 2016

15

7

10

$500K-1M

1

$1M-1.5M

$1.5M-2M

Sold vs. Sale per price point 4Q 2016

7

4

1

3 ≥$2M

For sale mid-Jan 2017

Our 2016 Coconut Grove market report is available on video in English, Spanish, and French on our website GroveExperts.com.

Alba Biondi 305 323 2595 Isabelle Andrews 305 546 5421 Alba Biondi

Isabelle Andrews

groveexperts.com theteam@groveexperts.com