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COCONUT GROVE JOURNAL OF REAL ESTATE A COMPREHENSIVE ANALYSIS OF THE YEAR 2015 Alba Biondi / 305 323 2595 Isabelle Andrews / 305 546 5421 theteam@groveexperts.com groveexperts.com Top 1/2 of 1% Nationally EWM / Christie’s 2013, 2014 and 2015 Chairman’s Club Diamond Level


Hello, Grovites and the Rest of the World

What an amazing year! The Grove’s beauty is seducing people from across the U.S. and the world. Recently, our neighborhood was featured in the Wall Street Journal as one of the most desirable neighborhoods in Miami. As the Bayshore Drive skyline continues to evolve, and contemporary homes keep popping up in so many of our streets, it is evident that a new real estate market is emerging. Here are the 2015 numbers: The 2015 single-family market had the highest sales volume since 2009, the year Alba and I started to compile and analyze the Coconut Grove real estate market. In 2015, the yearly total sales volume amounted to $268,767,995 versus $233,496,687 in 2014, a 15% increase. The Q4 2015 confirms this uptrend with total sales of $51,380,750 versus $40,918,119 in Q4 2014, a 25.5% increase. The North and South Coconut Grove market is stable with a combined yearly sales volume of $192,644,195 in 2015 versus $195,367,988 in 2014. The waterfront market outperformed all other sub-neighborhoods with a total yearly sale of $66,687,500 in 2015 versus $28,810,000 in 2014, a 131% increase. In 2015, 162 condo units sold in Coconut Grove, which totaled a sales volume of $106,165,700, a 20% decrease in units and a 19% decrease in total sales volume when compared with the 203 units and $132,267,408 volume sold in 2014. The good news is that the inventory is also very low, helping to maintain the value of our iconic buildings. As of mid-January 2016, the Coconut Grove resale condo market had only 80 condos available. The Q4 2015 Coconut Grove resale condo market underperformed with only 30 condos sold. This is the lowest number of units sold during a quarter since January 2014, a 17% decrease compared with the previous quarter and 40% compared with the same quarter 2014 when 36 and 49 units were sold respectively. The new projects on Bayshore Drive, Park Grove, and Grove at Grand Bay have had an impact on the luxury condo resale market. As with new construction for the Single-Family Home market, buyers appear to favor these new developments over established buildings. These numbers tell us that this could be the perfect moment to put your condo property on the market because of stabilized prices, low inventory, and the new projects on South Bayshore Drive, which are still unfinished. Alba and I are very optimistic about 2016. The demand for our beautiful Grove will remain strong. Our listings have been previewed and purchased by local buyers, especially from Miami Beach and Key Biscayne, and by other U.S. and foreign buyers. Thirty-six percent of South Florida buyers are foreign real estate buyers (data given by Miami Association of Realtors). We speak their language. Thank you again for a successful 2015. We are looking forward to helping you achieve your real estate goals in this upcoming year.

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Hola Grovites y el Resto del Mundo

2015 un año increíble! La belleza de Coconut Grove sigue seduciendo gente de todos los Estados Unidos y el mundo. Al mismo tiempo que el horizonte en Bayshore Drive sigue cambiando, y nuevas propiedades de estilo contemporáneo continúan apareciendo en muchas de nuestras calles, es evidente que un nuevo mercado de bienes raíces está emergiendo en Coconut Grove. A continuación, las cifras del 2015! Durante el 2015 la adquisición de viviendas unifamiliares ha conseguido el mayor volumen de ventas desde el 2009, año desde el cual nosotras empezamos a recopilar y analizar el mercado inmobiliario de Coconut Grove. En el año 2015, el volumen de ventas ascendió a un total de $268,767,995 frente a $233,496,687 del 2014, un incremento del 15%. El 4Q del 2015 confirma esta tendencia al alza con un total de ventas de $51,380,750 , un incremento del 25.5% frente al 4Q del 2014 con ventas de $40, 918,119 . El mercado de North Coconut Grove y South Coconut Grove es estable, con un volumen de ventas anuales combinadas en 2015 de $192,644,195 frente a $195,367,988 en el año 2014. El mercado de viviendas frente al mar superó a todos los demás sub-vecindarios, con un total de ventas anuales de $66,687,500 durante el 2015 frente a los $28,810,000 del año 2014, con un incremento del 131%. Durante el año 2015, 162 apartamentos fueron vendidos en Coconut Grove, con un total de ventas de $106,165,700 con una reducción del 20% en unidades, y un descenso del 19% en el volumen total de ventas, comparados con 203 unidades y $132,267,408 vendidos en el 2014. La buena noticia es que el inventario también es muy bajo, reforzando los precios de nuestros edificios más emblemáticos. En enero 2016, el mercado de los condominios de reventa en Coconut Grove tenía solo 80 condominios disponibles. Durante el 4Q de 2015 el mercado de apartamentos a la reventa en Coconut Grove presentó un balance muy bajo, con un total de solamente 30 condominios vendidos. Esta es la cifra más baja de unidades vendidas en un trimestre desde enero de 2014, con un descenso del 17% comparado con el trimestre anterior y del 40% comparado con el mismo trimestre del año 2014 cuando 36 y 49 unidades fueron vendidas respectivamente. Los nuevos proyectos en Bayshore Drive, Park Grove y Grand Bay han tenido un gran impacto en el mercado de condominios de lujo de reventa. Al igual que en el mercado de casas unifamiliares, las nuevas construcciones se posicionan como los favoritos para los compradores. Estas cifras nos evidencian que este puede ser el momento perfecto para poner su propiedad a la venta, por la estabilidad de los precios, el bajo inventario y los nuevos proyectos aun sin terminar en South Bayshore Drive. Nosotras nos sentimos muy optimistas este 2016. La demanda de nuestro bellísimo Grove permanecerá fuerte. Nuestros listados han sido visitados y adquiridos por compradores locales, especialmente de Miami Beach y Key Biscayne, y por compradores venidos de diferentes partes de los Estados Unidos y del extranjero. El 36% de los compradores en la Florida de acuerdo a los datos proporcionados por la Asociación Inmobiliaria de Miami, son extranjeros. Nosotras hablamos su lenguaje….

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Waterfont Homes Sold in ZIP Code 33133*

Our secluded canals and welcoming shores are captivating the affluent. Let’s not forget that our front yard is Biscayne Bay, a National Park, the largest marine park in the U.S.

* We have included the sales in the Sunrise neighborhood in Coral Gables with ZIP code 33133.

With an amazing increase in waterfront sales of 131% over the previous year, 2 distinctive submarkets have emerged: canal front and open water. Values differ depending on whether the properties are located on the open bay or on a canal. The median sales price is $1,100 per Sq/Ft for Open Bay properties versus $680 per Sq/Ft on a canal.

Homes Sold ZIP 33133 In 2015

Have you always wanted to experience waterfront living? Call us

Bay Front Address

#Beds

#Baths

#1/2Bths

Living Sq/Ft

Lot Sq/Ft

YR

Pool Sales Price

SP$/SqFt

TR

DOM

3505 Main Lodge Dr

6

6

2

8,138

69,846

1926

3310 Devon Ct

7

7

3

10,086

24,354

2003

3590 Crystal View Ct

6

8

1

12,178

19,941

2010

6939 Sunrise Dr

5

6

1

6,388

16,500

1996

Y $ 13,400,000 $ 1,100 Other 241 Y $ 6,000,000 $ 939 Conv 193

3525 Anchorage Wy

5

5

1

10,121

18,583

1996

Y

Y $ 11,000,000 $ 1,352 Cash 78 Y $ 12,850,000 $ 1,274 Cash 190

$ 7,137,500

$ 705

Cash

33

Canal Front Address

#Beds #Baths #1/2Bths Living Sq/Ft Lot Sq/Ft YR

Pool

Sales Price

SP$/SqFt

TR

DOM

5

4

0

4,009

14,500 1976

Y

$ 3,150,000

$ 786

Cash

10

7

1

11,865

133,789 1936

Y

$ 8,675,000

$ 731

Conv 263

3305 S Moorings Wy

7

7

2

12,702

21,786 2009

Y

$ 8,650,000

$ 681

Cash 761

3542 Rockerman Rd

5

5

0

4,558

7,260 1980

Y

$ 3,100,000

$ 680

Conv

6828 Sunrise Te

5

3

1

3,766

14,074 1977

Y

$ 2,350,000

$ 624

Conv 151

3120 Monroe Dr

5

5

2

4,520

18,375 1912

N

$ 2,800,000

$ 619

Cash

3835 Carole Ct

6

6

2

7,966

12,444 2010

Y

$ 4,850,000

$ 609

Conv 166

6940 Sunrise Dr 200 Edgewater Dr

43

23 24


2015 New Construction Sales Address

SqFt LA

Lot SqFt

#Beds

#FB #HB

Yr Blt

#GAR

Pool

Sale Price

SP$/SqFt

3763 S Douglas Rd

2,530

8,500

4

3

1

2014

0

Y

$ 1,750,000

$ 692

1619 S Bayshore Dr

5,417

9,000

5

5

2

2014

0

Y

$ 2,495,000

$ 461

2850 Freeman St

3,099

5,275

4

3

0

2015

0

Y

$ 1,375,000

$ 444

2592 Overbrook St

2,500

4,545

3

2

1

2015

1

N

$ 1,090,000

$ 436

4420 Ingraham Hwy

3,551

7,150

4

3

0

2015

1

Y

$ 1,545,000

$ 435

2225 Trapp Ave

4,741

6,214

5

5

0

2015

1

Y

$ 1,875,000

$ 395

4100 Hardie Av

4,100

6,700

5

4

1

2014

1

Y

$ 1,600,000

$ 390

2800 Jefferson St

2,800

4,545

3

2

0

2015

0

N

$ 1,050,000

$ 375

16,200

5

5

1

2014

2

Y

$ 2,840,000

$ 563

Large Lot

3925 Leafy Wy

5,041

A Booming Market: Newly Constructed Homes*

The Grove has recently seen growing activity in this market with new homes being built in every section of our neighborhood. The 2015 New Construction total sales volume was $15,620,000 versus $8,756,900 in 2014, a 78% increase.

*Only single-family homes less than two years old qualify as “New Construction.�

The 2015 average sales price was $462 per Sq/Ft versus $384 in 2014.

Coming soon to the Market Call us

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.

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50% of the properties available for sale at the beginning of 2016 have had at least one price reduction

A stable inventory and asking median price

134 single-family homes were available for sale in mid-January 2016 versus 138 during the same period in 2014. Across the board, the median asking price is also very stable except for an increase in the waterfront market.

Number of Homes Available for Sale in January 2016 versus January 2015 70 60

60 50 40 30

48 44

44

26

20

16

10

13

# Homes Jan-2016 # Homes Jan-2015

21

0 North Grove

South Grove

Waterfront

West Grove

Median Asking Price for Sale in January 2016 versus January 2015 $ 8,000,000 $ 7,000,000

$ 7,590,000

$ 6,000,000

$ 5,590,000

$ 5,000,000 $ 4,000,000 $ 3,000,000 $ 2,000,000

$ 1,497,000

$ 1,000,000

$ 1,450,000

$ 1,642,500 $ 1,694,000

$ 499,000 $ 420,500

0 North Grove

South Grove

Waterfront

West Grove


Condo Inventory Creates a Stable Market

Both the number of condos sold and the number of condos available for sale have declined since the beginning of 2015. These two trends translate to an average of 7.5 months of inventory, which is a sign of a healthy market. The Downtown Miami condo market is overbuilt. Will the downturn of that market affect the Coconut Grove market? It depends on the price point. The Coconut Grove luxury market with condos priced over $1 M should not be affected. 1st Q 2014

Address

2nd Q 2014

3rd Q 2014

4th Q 2014

1st Q 2015

2nd Q 2015

3rd Q 2015

4th Q 2015

# of Condos Sold

44

63

47

49

40

56

36

30

# of Condos For Sale

107

97

88

100

97

88

83

80

Grovenor House 2627 South Bayshore Dr. The Grovenor House attracts cash buyers.

8 units sold in 2015 versus 15 in 2014. The 2015 total volume sold was $23,165,000, a 41% decrease compared with 2014. The average sales price per Sq/Ft was $949 in 2015 versus $879 in 2014, an 8% increase. 6 out of the 8 sales were transactions paid in cash. The Grovenor House offers a large palette of prices and floor plan options. The lowest sold price was $1,540,000, 3 bedrooms/3 baths condo with 2,333 Sq/Ft of space. The highest was $8,100,000 for 5 bedrooms/6.5 baths with 6,920 Sq/Ft of space. Contact us for all investment opportunities at the Grovenor House.

Yacht Harbour 2901 South Bayshore Dr. An active year

9 units sold in 2015 versus 1 in 2014. The highest sale was $412 per Sq/Ft. It was one of our listings! The lowest price was $226 per Sq/Ft. It was a short sale. The lowest price paid was $545,000 for 1 bedroom/2 baths with 2,407 Sq/Ft of space. The highest price paid was $940,000 for 2 bedrooms/2 baths with also 2,407 Sq/Ft. The average sold price was $343 per Sq/Ft. 5 of the 9 sales transactions were paid in cash. Contact us for all investment opportunities at Yacht Harbour.

Grove Isle: An island in Biscayne Bay The year of financed sales transactions

19 units sold at the iconic Coconut Grove buildings during 2015 versus 14 during 2014, a 35.7% increase. The total volume sold during 2015 was $14,302,800 compared with $13,964,500 in 2014, a 2.3% increase. Grove Isle 1 building experienced very low activity with only 1 unit sold during 2015 and 6 units sold during 2014. The buildings with the most activity in 2015 were Grove Isle 2 and Grove Isle 3, with 9 units sold in each building compared with 5 and 3 units respectively sold in each during 2014. Highest price: $1,180,000 was the highest price paid during 2015 for unit A301, 3 bedrooms/2.5 baths with 2,614 Sq/Ft of living space at Grove Isle 1. Lowest Price: $625,000 for 2 bedrooms/2 baths and 1,882 Sq/Ft of living space for unit B507 at 2 Grove Isle and unit C208 at Grove Isle 3. Cash vs. Financed: Only 47% of all transactions were paid in cash during 2015 versus 92.8% during 2014. 7


It is the right time of year to introduce your property to the market. We will make sure you achieve your goals. Call us today.

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

Profile for Grove Experts Journal

Coconut Grove Journal of Real Estate 2015 Comprehensive Analysis  

Our latest magazine describing the single family and condo markets in Coconut Grove for the 2015 business year.

Coconut Grove Journal of Real Estate 2015 Comprehensive Analysis  

Our latest magazine describing the single family and condo markets in Coconut Grove for the 2015 business year.