Trends - How is the South Florida real estate market performing?

REAL ESTATE MARKET REPORT

2015

ONESOTHEBYSREALT Y.COM

14 | 2015 TRENDS Market Report

Three Hundred Collins, South Beach | 300Collins.com

For assistance with your real estate needs, please contact:

Enrique J. Tejera Global Real Estate Advisor ONE Sotheby’s International Realty 786.375.1459 etejera@onesothebysrealty.com

For more information, please visit:

SearchMiamiBeach.com

ONE Sotheby’s International Realty | 3

Looking back on ONE Sotheby’s International Realty’s seven years of operation, it’s telling to hear how the South Florida real estate market conversation now takes place with a drastically different tone. In the very first TRENDS market report published in 2010, it is stated that the general mood at the time was a sense of cautious optimism. Fast-forward to 2015, the year-to-year improvement of the market has led South Florida to become one of the most sought-after residential destinations in the world. Miami was ranked the happiest city to work in by Forbes Magazine and is now considered one of the top ten cities that matter to ultra-high-net-worth investors. By the same token, Fort Lauderdale, a prime destination for yacht owners and boating connoisseurs, is experiencing great demand due to its many canals and waterfront living options.

An ever-evolving real estate market must be analyzed in ever-evolving ways: this year’s report was prepared in conjunction with Integra Realty Resources (IRR) – Miami\Palm Beach, one of the nation’s leading real estate consulting firms. This joint publication is a new venture meant to provide insight into residential markets in Miami-Dade and Broward Counties.

Our two firms collaborated to provide this annual report to foster further dialogue regarding emerging market conditions at the submarket level. We endeavored to provide actionable insight into the direction of these various submarkets without the typical hyperbole or marketing fanfare.

IRR Miami was aided by interviews with ONE Sotheby’s International Realty associates and others in the marketplace, who provided important insight into the drivers in these various submarkets. To provide a consistent format for comparison, the team revised the methodology for quantifying the condominium value changes (see Methodology on page 5) and developed comparative statistics for the single-family, waterfront and non-waterfront markets.

The information contained herein is general to the market and should not be construed to represent advice on a specific property. We strongly encourage interaction with ONE Sotheby’s International Realty agents to provide relevant, property-specific advice. This report is meant to provide an overview of the major markets and submarkets for comparative purposes only and to frame some reasonable dimension of market activity and direction in the year to come.

We hope you find the report useful and even insightful, as you explore one of the most dynamic housing markets in the United States today. We stand ready to assist with further questions and comments and hope your feedback will improve future annual and quarterly reports.

Daniel de la Vega President & Managing Partner ONE Sotheby’s International Realty

Anthony M. Graziano, MAI, CRE

Senior Managing Director Integra Realty Resources

4 | 2015 TRENDS Market Report Western Suburbs Southwest Ranches start on Plantation Sunrise Weston Parkland Broward | North End Lauderdale-by-the-Sea start on Hillsboro Beach Lighthouse Point Bay Colony Sea Ranch The Landings Coral Ridge / C.R. Country Club East Fort Lauderdale Las Olas Isles start on Harbor Beach Fort Lauderdale Beach Rio Vista Victoria Park & Colee Hammock Sunrise Key Broward | South End Hollywood Beach start on Hallandale Beach

SF Homes

Miami | North End Aventura Golden Beach Bal Harbour Surfside Sunny Isles The Islands Bay Harbor Islands Indian Creek Normandy Isles La Gorce Sunset Islands Venetian Islands Palm/Hibiscus/Star Islands Fisher Island Key Biscayne Miami Beach South Beach Mid Beach North Beach Downtown Miami Midtown Edgewater Downtown Miami Brickell Miami | South End Coconut Grove Coral Gables Pinecrest Palmetto Bay CocoPlum Gables Estates Snapper Creek Lakes Ponce-Davis & High Pines Old Cutler Bay

start on

page 46

SF Homes

Condos

page 42

page 55

SF Homes

Condos

page 40

page 54

SF Homes

Condos

page 20

page 36

SF Homes

Condos

page 16

page 34

SF Homes

Condos

page 12

page 32

Condos start on

start on

page 26

SF Homes

Condos

page 8

page 24

Miami-Dade County

start on

SF Homes

Broward County

start on

page 50

ONE Sotheby’s International Realty | 5

Louver House, South Beach | LouverHouse.com

Methodology

This report differs from prior ONE Sotheby’s International Realty market reports in the analytics models developed in conjunction with IRR Miami.

The report cannot be compared to prior annual or quarterly reports due to changes in the manner in which the metrics were developed for singlefamily and condo developments.

Prior reports on single-family pricing relied on price averages which excluded certain classes of assets based on price thresholds. The current model abandons the variable minimum price threshold view so that averages over time are not skewed by elimination of transactions beyond a threshold and changes in market conditions do not skew the directionality of the market averages.

The most significant change in methodology is the development of the condominium index. The difficulty in comparing existing condominium project average pricing is that the pricing averages have no control over penthouse units, waterview versus waterfront or age and market position of the product. ONE Sotheby’s International Realty and IRR Miami developed an index of relevant condominium towers that comprise what we consider to be a representative sample of the luxury projects within each submarket. The inclusion of each project was vetted by brokerage and appraisal staff from the respective firms and the sampling reflects the center of the luxury market as it relates to the specific submarket.

Average pricing data was then calculated for each of the relevant years by submarket and unique units were excluded from the sample to avoid skewing the average price indicators. The implementation of project samples also helped control the variability brought about by merely averaging all condo projects within a specific submarket, which when comparing multiple years was less reflective of changing market conditions.

While this methodology only reflects a “sample” of the condo market, the number of projects and number of units in the sample are considered representative of the market. The sample pool of projects does not include pre-construction projects. Therefore, the averages and indicators reflect contemporary existing peers and are not meant to reflect pricing of the newest projects coming to market.

This methodology will also allow us future analytical capability to project floor premiums, view premiums and penthouse premiums since the data will be isolated for direct and discrete comparison on these function points. We hope this will clarify directionality of the market and allow for deeper analysis in future reports.

This report is not meant to replace property analysis by a qualified broker and should not be applied to specific properties without consultation with a professional. The report is meant to inform on broader trends and to facilitate comparison and forecasting at the macro market level.

6 | 2015 TRENDS Market Report

Miami-Dade

General Statistics

Single-Family Homes

Waterfront, Single-Family Homes

The Miami-Dade housing market offers a broad variety of single-family, attached and condo real estate options. The general market has experienced a significant recovery since 2011,

# For Sale b # Sold b PPSF b

2010

2011

2012

2013

2014

3,073 130 $314

2,603 168 $495

2,377 221 $412

2,332 320 $463

2,539 290 $519

which dramatically increased through 2014.

The recent Case-Schiller index lists Miami as one of the top two fastest growing housing

PPSF Trendline b

markets in terms of the CS value change index, nearly double the national average. This trend is expected to continue in 2015 due to a lack

Non-Waterfront, Single-Family Homes

of new, single-family homebuilding other than spot-lot redevelopment, which will add major inventory to level off pricing. These changes are occurring across every value spectrum, but none more dramatically than in the luxury housing market segment.

# For Sale b # Sold b PPSF b

2010

2011

2012

2013

2014

15,366 1,091 $171

12,527 1,325 $168

10,687 1,850 $174

12,116 2,420 $198

15,535 2,626 $204

There is very little developable land in Miami and essentially no vacant land within the luxury markets east of I-95. This is giving rise to tear-

PPSF Trendline b

down and redevelopment and is accelerating the value appreciation within these markets.

The existing, single-family housing stock will likely outperform the Florida housing market.

Miami: Through a Global Lense

Observers lament that these rapid increases in pricing are leading to an “affordability gap”, where new residents cannot afford to own a

“The Strongest Housing

single-family home. This hurts Miami’s ability to attract major employers and increases cost

Market in the U.S.”

of living, both of which could negatively affect

- The National Law Review

employment growth. Luxury markets, however, are decoupled from employment growth.

We project the luxury, single-family market

“Second Biggest Banking Hub

will remain strong. While global economic

In the U.S.” (after New York City)

conditions are shifting, which may extend

- Business Insider

“Second U.S. City That Matters Most to UHNW* Individuals” - Knight Frank

market times, the level of demand for luxury, single-family far outweighs current supply.

In 2014, the dominant trend was continued

“Happiest U.S. City

price increases with fewer transactions. We

To Work In”

expect this will continue into 2015.

- Forbes.com

“One of the Top Five New Tech Hubs” *

Ultra-High-Net-Worth

- NBC News

ONE Sotheby’s International Realty | 7

Luxury Spotlight

h 13

h 3,046

h 3,363

h 407

h 385

# Sold h 112

h 123

h 4,036

h 3,228

h 171

2011

h 15

h 23

h 0

h 6

h 408

h 459

h 222

h 227

# Sold

# For Sale h 2,856

2010

2012

2013

2014 $18,274,000

h 1

2014

h 6

h 6

h 277

h 350

Avg. Home Price Trendline h

h 280

2013

Avg. Home Price Trendline h h 288

2012

$15,184,000

2011

$6,817,000

2010

$6,628,000

2014 $1,883,000

2013 $1,871,000

2012 $1,849,000

$1,878,000

2011

Avg. Home Price Trendline h

$1,856,000

2010

$14,486,000

Average Home Price

$17,120,000

Average Home Price

N/A

Average Home Price

$5,923,000

$10M+ Transactions

$6,435,000

$5M to $10M Transactions

$6,750,000

$1M to $5M Transactions

h 12

# Sold

# For Sale h 466

h 5 # For Sale h 268

9405 Old Cutler Lane, Coral Gables

8 | 2015 TRENDS Market Report

Miami | South End Non-Waterfront, Single-Family Homes Average Price per Square Foot

$0

Coconut Grove

Pinecrest

CocoPlum

Coral Gables

Palmetto Bay

Snapper Creek Lakes

$100

$200

$300

$400

$500

Ponce-Davis & High Pines

Downtown | Miami Beach | Ft. Lauderdale

$600 $233

For the purposes of this study, we categorize

$183

Miami’s South End as all neighborhoods East

$223

of US-1, spanning from Coconut Grove north to

$138 $334

Palmetto Bay south. CocoPlum and Snapper

$407

Creek Lakes are subsections of the Coral

$289

Gables market area. All neighborhoods in this market showed gains over 2013 pricing, with

$244

Pinecrest showing the strongest percentage

$252

increase over 2013 performance. In terms of

$222

pricing, Snapper Creek Lakes is well ahead

$136 $346 $412 $318

with 2014 pricing at $524 per square foot.

Notably, Snapper Creek Lakes is a gated community of just 124 homes, with pricing as much a function of its limited supply as of

$260

its expansive sites and custom-built, luxury

$263

residences. Palmetto Bay, located furthest

$235

from Downtown Miami, has the lowest average

$142 $319 $368

pricing per square foot, although pricing has been positive each of the last five years.

$310

Of note for the area is how well homes in the $322

Ponce-Davis & High Pines submarket compete

$304

in pricing with the top of Miami’s South End.

$256 $164 $413 $467 $373

Percentage Change 2013 – 2014

$362

Coconut Grove: g 12.4%

$330

Coral Gables: g 8.6%

$292

Pinecrest: g 14.1%

$180

Palmetto Bay: g 9.8%

$447

CocoPlum: g 8.2%

$524

Snapper Creek Lakes: g 12.2%

$401

Ponce Davis & High Pines: g 7.5%

Omissions due to low transaction numbers or absence of market: Gables Estates, Old Cutler Bay and Deering Bay

single-family homes

ONE Sotheby’s International Realty | 9

8645 SW 54 Avenue, Ponce-Davis

Ponce-Davis & High Pines is the only unincorporated area in this market that encompasses approximately one square

# Transactions

mile. It ranked third out of seven analyzed submarkets in Coconut Grove

Coral Gables

Pinecrest

Palmetto Bay

CocoPlum

Snapper Creek L.

P. Davis & H. Pines

2010

162

352

187

199

14

8

39

2011

200

419

191

263

19

9

37

2012

200

465

215

284

8

7

46

2013

248

559

250

301

10

6

56

2014

220

465

243

308

11

8

52

terms of average pricing per square foot, although growth came in last of all at just 7.5% appreciation over 2013 figures.

With the exception of Palmetto Bay, these neighborhoods have very limited availability of land for new housing. Markets of infill non-waterfront are trading well over $300 per square foot with the exception of Palmetto Bay and Pinecrest. All of Miami’s South End submarkets benefit from strong, local public and private schools in the neighborhood.

Spotlight: 2014 Luxury Residence Transactions*

Avg. Home Price

# Transactions

Coconut Grove

$1,638,555

81

Coral Gables

$1,511,232

163

Pinecrest

$2,374,642

80

Palmetto Bay

$650,649

127

with 1960’s and 1970’s homes being purchased for demolition/redevelopment,

CocoPlum

$2,762,500

6

giving rise to lower average pricing. We expect the Pinecrest submarket will

Snapper Creek Lakes

$5,308,237

3

outperform in 2015 as more tear-downs renew the age of the housing stock.

P. Davis & High Pines

$2,932,111

23

* The top 50% of each market, by average price.

Despite Pinecrest’s #4 ranking in our Luxury Spotlight, the market has a large dimension and range in pricing. North Pinecrest (north of SW 120th St.) and East Pinecrest (east of Ludlam Rd.) are the strongest neighborhoods.

Given the level of redevelopment, the Luxury Spotlight generally reflects the Northeast Pinecrest market. Pinecrest is undergoing a major transformation

CocoPlum and Snapper Creek Lakes are subsections of Coral Gables.

10 | 2015 TRENDS Market Report

Miami | South End Waterfront, Single-Family Homes Average Price per Square Foot

$0

Coconut Grove

Palmetto Bay

Gables Estates

Coral Gables

CocoPlum

Old Cutler Bay

$200

$400

$600

$800

$1,000

$1,200

Downtown | Miami Beach | Ft. Lauderdale

$1,400 $593

For the purposes of this study, we categorize

$480

Miami’s South End as all neighborhoods East

$162 $515 $659 $723

of US-1, spanning from Coconut Grove north to Palmetto Bay south. CocoPlum, Gables Estates and Old Cutler Bay are located within the municipal boundaries of the City of Coral Gables, but are considered separately by

$551

market participants and are presented as

$459

such in this study.

$164 $551 $987 $599

The neighborhood with the highest pricing per square foot of building area in this waterfront market is Gables Estates, with 2014 pricing at an average $1,329 per square foot, up an

$518 $553

impacting 64.9% over 2013 levels. This gated community only offers waterfront, single-

$188

family homes, ideal for families and boating

$533

enthusiasts alike. Gables Estates is followed

$1,095

by Old Cutler Bay, another exclusive, gated

$693

community in Coral Gables, at an average $698 per square foot, up 4.0% from 2013 levels. This

$483 $531

is a more stable submarket, only fluctuating within a little over $100 in five years.

$191 $564 $806 $671

Percentage Change 2013 – 2014

$690

Coconut Grove: g 42.9%

$657

Coral Gables: g 23.7%

$203

Palmetto Bay: g 6.3%

$656

CocoPlum: g 16.3%

$1,329

Gables Estates: g 64.9%

$698

Old Cutler Bay: g 4.0%

Omissions due to low transaction numbers or absence of market: Pinecrest, Snapper Creek Lakes, Ponce-Davis & High Pines and Deering Bay

single-family homes

ONE Sotheby’s International Realty | 11

935 Bella Vista Avenue, Coral Gables

The general Coral Gables market has remained stable throughout the past five years. In 2014, however, it reached an average of $657 per

# Transactions

square foot, over $100 over 2013 figures. Of note is the slight, year-

Coconut Grove

Coral Gables

Palmetto Bay

CocoPlum

Gables Estates

Old Cutler

2010

10

56

18

9

3

4

figures. All analyzed neighborhoods except for Old Cutler Bay are at

2011

8

57

20

10

3

4

their highest average price per square foot in all five years analyzed.

2012

8

86

23

13

12

5

When looking at neighborhoods with waterfront and non-waterfront

2013

4

77

25

16

8

6

homes, waterfront residences trade at an average 1.5 to 2.0 times the

2014

10

76

25

12

8

9

over-year decline in pricing for Coconut Grove waterfront residences from 2010 through 2013, totaling an 18.54% drop, only to come back in 2014 at an average $690 per square foot, 42.9% higher than 2013

average pricing of non-waterfront residences in the same submarket.

Spotlight: 2014 Luxury Residence Transactions*

Avg. Home Price

# Transactions

Coconut Grove

$5,396,250

4

Coral Gables

$6,452,708

25

Palmetto Bay

$3,970,000

5

CocoPlum

$5,216,667

3

Gables Estates

$9,250,000

4

Old Cutler Bay

$4,125,000

4

* The top 50% of each market, by average price.

Taking the #1 spot by a wide margin with average home pricing at $9,250,000, Gables Estates is considered the Beverly Hills of Miami’s South End. Even more impressive is that Gables Estates is part of Coral Gables, the second-ranked market. Miami’s South End luxury submarkets are strengthened by their renowned private schools, which tend to be key deciding factors for home-buying families.

CocoPlum, Gables Estates and Old Cutler Bay are subsections of Coral Gables.

12 | 2015 TRENDS Market Report

Miami Beach Non-Waterfront, Single-Family Homes Average Price per Square Foot

$0

Mid Beach

Pine Tree Drive

North Bay Road

La Gorce Subdiv. - Alton Rd.

$100

$200

$300

La Gorce Subdiv. - La Gorce Dr.

Miami’s North End | Ft. Lauderdale Miami’s South End

$400

$500

Downtown

$600 $253

Within Mid Beach, there are three areas where

$358

homes usually outperform the general market

$292 $233 $219

by a wide margin, which is why we extracted them and highlighted their statistics in this section. These areas are La Gorce Subdivision — with La Gorce Drive and a segment of Alton Road; two roads with luxury, non-waterfront

$272 $335

homes usually facing La Gorce Golf Course —, North Bay Road and Pine Tree Drive.

$298 $379

Single-family pricing in Mid Beach has trended

$319

steadily upward with a 77.1% increase over the past five years. Of its analyzed submarkets, La Gorce Drive experienced the most significant growth from 2013 numbers at 35.7%, reaching

$304 $349 $308 $318 $324

an average of $578 per square foot. In 2014, all areas performed at double-digit increases compared to the previous year and, although this level of appreciation is not realistically repeatable year-over-year, continued doubledigit gains are expected during 2015 provided interest rates remain low.

$370 $406 $445 $293 $426

Percentage Change 2013 – 2014

Omissions due to low transaction numbers or absence of market: South Beach and North Beach

$448

Mid Beach: g 21.1%

$502

North Bay Road: g 23.6%

$522

Pine Tree Drive: g 17.3%

$335

L.G.S. - Alton Road: g 14.3%

$578

L.G.S. - La Gorce Drive: g 35.7%

single-family homes

ONE Sotheby’s International Realty | 13

6222 Alton Road, Miami Beach

“A member of La Gorce Country Club will certainly find a price premium worthy if

# Transactions

the residence sits on La Gorce Golf Course. The club has been known to extend L.G.S. L.G.S. Alton Rd. La Gorce Dr.

the privilege of providing golf cart access directly from homes to the golf course, a

Mid Beach

N. Bay Road

Pine Tree Drive

2010

73

11

6

4

2

– Dina Goldentayer, ONE Sotheby’s International Realty

2011

100

6

12

3

7

Pine Tree Drive and North Bay Road are mostly known for their waterfront product,

2012

95

14

11

11

7

but non-waterfront homes for both areas are in the $500-per-square-foot range,

2013

133

13

9

8

17

2014

122

14

12

12

13

feature that ultimately proves to be a weighing factor on potential buyers.”

outperforming the general Mid Beach market by 12% and 18% respectively. Alton Road in La Gorce is the only analyzed submarket that didn’t reach Mid Beach’s average pricing during 2014, most likely due to the price boost experienced by the remaining submarkets and, ultimately, the general area.

Spotlight: 2014 Luxury Residence Transactions*

Avg. Home Price

# Trans.

Mid Beach

$1,960,099

41

Our Luxury Spotlight stars are North Bay Road, Pine Tree Drive and La Gorce

N. Bay Road

$2,355,000

5

Drive, all three around the $2 million mark for non-waterfront homes. These

Pine Tree Drive

$2,632,143

7

L.G.S. - Alton Road

$1,589,167

6

L.G.S. - La Gorce Drive

$2,395,180

5

La Gorce Subdivision, North Bay Road and Pine Tree Drive are subsections of the Mid Beach market area.

* The top 50% of each market, by average price.

streets are the setting for many ultra-luxury, single-family homes, attracting highprofile buyers from around the world. These properties also have a walkability advantage over similarly priced homes in some of the islands, as they’re closer to a plethora of entertainment options offered in Mid Beach and South Beach.

14 | 2015 TRENDS Market Report

Miami Beach Waterfront, Single-Family Homes Average Price per Square Foot Mid Beach

Miami’s North End | Ft. Lauderdale

Pine Tree Drive

Miami’s South End

North Bay Road

$0

$200

$400

$600

$800

$1,000

$1,200

Downtown

$1,400 $608

Within the Miami Beach non-waterfront, single-

$813

family homes section, four Mid Beach areas

$506

were extracted in order to highlight its top performing markets. La Gorce Subdivision’s Alton Road and La Gorce Drive do not include waterfront residences and were therefore excluded from this section.

$628 $775 $566

Waterfront residences analyzed trade at an average pricing 1.8 to 2.2 times the nonwaterfront average pricing. Price appreciation was slower between 2010 and 2014, primarily because values did not decline as steeply in these submarkets during the downturn.

The limited supply available in these areas,

$598 $964 $589

however, supports continued strength, even as pricing stabilizes in other submarkets.

While Mid Beach area pricing increased 21.8% from 2013 to 2014, its prominent North Bay Road and Pine Tree Drive markets experienced larger gains at 43.0% and 28.1% respectively.

Miami Beach’s single-family market is usually

$786 $976

in very high demand and 2014 numbers prove to be no exception.

$758

Percentage Change 2013 – 2014 $957

Mid Beach: g 21.8%

$1,396

North Bay Road: g 43.0%

$971

Pine Tree Drive: g 28.1%

Omissions due to low transaction numbers or absence of market: La Gorce Subdivision (Alton Road and La Gorce Drive), South Beach and North Beach

single-family homes

ONE Sotheby’s International Realty | 15

528 Lakeview Court, Miami Beach

# Transactions

Mid Beach contains some of South Florida’s most spectacular homes, many of them set on the spotlight areas of North Bay Road and Pine Tree Drive. These streets have garnered a great deal of attention due to the high profile of some of their residents, which undoubtedly increases the

Mid Beach

N. Bay Road

Pine Tree Drive

2010

19

8

7

2011

21

10

5

2012

31

6

6

Lissoni-designed development is one of the most awaited new buildings because of the Ritz-

2013

26

5

9

Carlton brand’s legendary service and quality standard. We expect the Mid Beach waterfront

2014

32

10

4

demand for their exclusive properties.

Mid Beach is also the setting for many new developments such as The Residences at Ritz-Carlton, a 111-residence luxury project featuring 15 exclusive villas directly on Surprise Lake. The Piero-

market to continue drawing great demand, as new developments and an already strong, existing housing market make the neighborhood one of the most exciting living options in the city.

Spotlight: 2014 Luxury Residence Transactions*

Avg. Home Price # Trans.

Mid Beach

$10,485,958

12

N. Bay Road

$17,275,000

4

Pine Tree Dr.

$6,400,000

3

North Bay Road is far and beyond the most high-end waterfront market in Miami Beach. Waterfront homes in this area come with unbeatable views of Biscayne Bay and the Downtown Miami skyline.

North Bay Road homes also have an edge when it comes to buyers looking for the latest technology and contemporary architecture.

Pine Tree Drive, running through eastern Mid Beach and providing canalfront residences, closed

North Bay Road and Pine Tree Drive are subsections of the Mid Beach market area.

* The top 50% of each market, by average price.

2014 at $6,400,000 for its luxury segment. While much lower than Mid Beach in general, Pine Tree Drive had the lowest transactional volume and is therefore subject to price volatility.

16 | 2015 TRENDS Market Report

The Islands Non-Waterfront, Single-Family Homes Average Price per Square Foot

$0

Key Biscayne

Venetian Islands

La Gorce Island

Palm/Hibiscus/Star

Sunset Islands

Bay Harbor Islands

$100

$200

$300

$400

$500

$600

$700

Normandy Isles

$800

Miami’s North End | Ft. Lauderdale Miami’s South End

Downtown

$900 $506

The neighborhoods classified as “The Islands”

$380

are categorized primarily by being surrounded

$256 $464 $382

by water as the name suggests. Stretching from Key Biscayne south to Bay Harbor

$219

Islands north, these submarkets are separated

$174

from the adjacent mainland by waterways or canals and are accessible via causeways.

$547

Average pricing can vary widely from Key

$383

Biscayne at $795 per square foot for a non-

$385 $428 $532

waterfront home to sub-$300 per square foot in Normandy Isles. The Islands market area

$256

includes the neighborhoods of Key Biscayne,

$154

Palm/Hibiscus/Star Islands, Venetian Islands, Sunset Island, La Gorce Island, Bay Harbor

$612

Islands, Normandy Isle and Indian Creek.

$413 $454 $497 $538

The Village of Key Biscayne was, by far, the strongest performer on price per square foot,

$331

with 2014 average pricing up 6.0% over 2013

$179

levels, and 30% higher than the next highest neighborhood (La Gorce Island). La Gorce and

$748

Venetian Islands were almost even at $613

$379

and $611 respectively for 2014.

$484 $552 $469 $308 $223

Omissions due to low transaction numbers or absence of market: Indian Creek and Fisher Island

Percentage Change 2013 – 2014

$795

Key Biscayne: g 6.3%

$499

Palm/Hibiscus/Star: g 31.7%

$611

Venetian Islands: g 26.2%

$589

Sunset Islands: g 6.7%

$613

La Gorce: g 30.7%

$379

Bay Harbor Islands: g 23.1%

$247

Normandy Isles: g 10.8%

single-family homes 531 S. Mashta Drive, Key Biscayne

The highest percentage gain in the non-waterfront category for The Islands goes to Palm/Hibiscus/Star Islands with

# Transactions

31.7% appreciation over 2013 figures. The Venetian Islands

Key Biscayne

Palm/ Hib./Star

Venetian Islands

Sunset Islands

La Gorce Island

2010

59

4

10

7

4

5

17

Normandy Isles is to “The Islands” what Palmetto Bay is to

2011

63

5

14

4

5

8

17

Miami’s South End. The sleepier neighborhood with the largest

2012

63

6

19

6

2

7

36

priced. Some of this pricing differential is embedded in the

2013

59

5

23

8

2

9

30

older housing stock, but the spread ($247 versus competitive

2014

63

2

19

7

4

19

26

showed the strongest cumulative gain over the five-year period, with average pricing up 139% over 2010 levels.

upside relative to its peers, Normandy Isles looks attractively

Bay Harbor Normandy Islands Isles

island peers at $500+ PSF) is too great to be ignored.

Spotlight: 2014 Luxury Residence Transactions*

Avg. Home Price

# Transactions

Key Biscayne

$3,310,731

26

on Palm and Star Islands. These very few non-waterfront properties are what

Palm/Hibiscus/Star

$1,595,000

2

some might consider “tear-downs” at $1.25 million – $1.4 million, making their

Venetian Islands

$2,193,889

9

Sunset Islands

$2,716,250

4

La Gorce Island

$6,500,000

1

Bay Harbor Islands

$1,362,188

8

surrounded by acres of parks and beaches. Pricing in this exclusive island

Normandy Isles

$627,885

13

usually remains high due to its low supply of homes and developable land.

* The top 50% of each market, by average price.

The only non-waterfront inventory in the Palm/Hibiscus/Star chain is located

average pricing a great deal lower than it would normally be. La Gorce and Key Biscayne hold the #1 and #2 spots in luxury average pricing. La Gorce is a very lush, gated community, making it one of the most private neighborhoods in Miami. Key Biscayne, located further south, is a 1.5-square-mile village

18 | 2015 TRENDS Market Report

The Islands Waterfront, Single-Family Homes Average Price per Square Foot Key Biscayne

Venetian Islands

La Gorce Island

Bay Harbor Isl.

Palm/Hibiscus/Star

Sunset Islands

Indian Creek

Normandy Isles

$0

$500

$1,000

$1,500

$2,000

Miami’s South End

Downtown

$2,500 $1,178

Key Biscayne’s waterfront homes reached

$841

the highest pricing in the market in 2010 and

$566 $398 $880

2011, at $1,178 and $1,747 respectively. The next three years failed to reach the mark set

$1,179

in 2011 and Key Biscayne pricing ended 2014

$356

at $1,419 per square foot, up 20% from 2010

$280

levels but down 15.9% from 2013. The overall

$1,747

top performer in terms of average pricing and

$922

percentage gain is La Gorce, with 2014 average

$653 $924 $909 no transactions

Miami’s North End | Ft. Lauderdale

pricing up 150% over the 2010 average of $880 and 32% over 2013 figures, ending the period

N/A

at an average $2,190 per square foot. Sunset

$488

Islands took the second spot in 2014 at $1,463

$437

slightly above Key Biscayne at $1,419.

$1,278 $1,195 $855 $967 $908

Notably, the average number of transactions per submarket (2 to 19) leaves these prices and annual appreciation gains subject to wide

$1,986

swings, which are heavily dependent upon

$781

specific transactions. However, the numbers

$352

are relevant considering the limited amount of

$1,688

homes available, which drives average pricing

$1,041

over $1,000 per square foot consistently.

$972 $1,029 $1,658 no transactions

N/A $642 $415

Omissions due to low transaction numbers or absence of market: Fisher Island

Percentage Change 2013 – 2014

$1,419

Key Biscayne: h 15.9%

$1,244

Palm/Hibiscus/Star: g 19.5%

$1,122

Venetian Islands: g 15.4%

$1,463

Sunset Islands: g 42.2%

$2,190

La Gorce: g 32.1%

$998

Indian Creek: N/A

$720

Bay Harbor Islands: g 12.1%

$531

Normandy Isles: g 28.0%

single-family homes

ONE Sotheby’s International Realty | 19

9 Harbor Point, Key Biscayne

Unlike most of the other markets studied in this report, which showed price appreciation between

# Transactions

2013–2014 with a decline in the total number of

Key Biscayne

Palm/ Hib./Star

Venetian Islands

Sunset Islands

La Gorce Island

Indian Creek

2010

7

9

13

2

4

1

1

11

Isles. This could be a sign that appreciation rates

2011

9

12

20

6

2

0

3

8

are expected to continue in the near future, since it

2012

16

12

17

17

2

3

1

15

demand for The Islands will remain high, as their

2013

8

11

15

12

2

0

4

21

luxurious lifestyle and amenities coupled with their

2014

9

19

18

10

2

2

5

9

transactions, almost all of these submarkets had more total transactions in 2014 than in 2013, with the exception of Sunset Islands and Normandy

seems increased pricing is not slowing velocity. The

Bay Harbor Normandy Islands Isles

unparalleled privacy are highly desirable.

Spotlight: 2014 Luxury Residence Transactions*

The waterfront Islands submarket represents the absolute top of the entire Miami-

Avg. Home Price

# Trans.

Key Biscayne

$9,417,500

4

Palm/Hibiscus/Star

$17,638,830

5

Venetian Islands

$7,015,000

5

Sunset Islands

$13,814,000

4

To put these numbers in perspective, Indian Creek’s 86 residents’ net worth is estimated

La Gorce Island

$14,250,000

2

at over $37 billion (most of which comes from a single uber-investor), which is greater

Indian Creek

$21,200,000

2

than the gross domestic product of half the world’s nations. In 2012, ONE Sotheby’s

Bay Harbor Islands

$4,333,333

3

Normandy Isles

$1,383,000

6

* The top 50% of each market, by average price.

Dade luxury market. Indian Creek and Palm/Hibiscus/Star hold the #1 and #2 spot in the highest overall luxury pricing. Indian Creek’s main price driver is the fact that there is little to no housing supply, as some years go by without seeing a single transaction.

International Realty represented the buyer in a $47 million transaction in Indian Creek, breaking the county record at the time.

20 | 2015 TRENDS Market Report

Miami | North End Non-Waterfront, Single-Family Homes Average Price per Square Foot Aventura

Bal Harbour

Golden Beach

Surfside

$0

$100

$200

$300

$400

Broward’s South End | Ft. Lauderdale Downtown | Miami Beach

$500

$600

$700

$800

$900 $194

All neighborhoods in Miami’s North End show

$226

increased pricing over the five-year period

$479 $200

analyzed. Pricing in Bal Harbour showed the most volatility with a 70% increase from 2012

$208

to 2013 and a 20% decline from 2013 to 2014.

$221

This is not surprising given the limited number

$401

of transactions (under 25 total transactions

$193

over five years). The strongest increase over

$235

the five-year period took place in Golden Beach,

$298

which went up 90% from $226 per square foot

$473

in 2010 to $429 per square foot in 2014.

$226 $262 $417 $812 $270

2013 – 2014

$273

Aventura: g 4.2%

$429

Golden Beach: g 2.9%

$647

Bal Harbour: h 20.3%

$290

Surfside: g 7.4%

Spotlight: 2014 Luxury Residence Transactions*

# Transactions

2010

Percentage Change

Aventura

Golden Beach

Bal Harbour

Surfside

16

6

2

40

Avg. Home Price # Trans.

$1,201,000

5

Golden Beach $1,798,900

5

Aventura

2011

9

7

9

46

2012

13

6

6

51

Bal Harbour

$3,887,500

2

2013

18

6

2

37

Surfside

$664,500

26

2014

14

9

2

57

Aventura is this section’s only market within the Miami mainland. Others are located on barrier islands.

Omissions due to low transaction numbers or absence of market: Sunny Isles

The most attractive luxury growth opportunity in Miami’s North End is in the usually sleepy Surfside non-waterfront inventory, which is trading actively and at a notable discount to area neighborhoods, making it one of Miami’s markets to keep an eye on for those looking to invest in property. Bal Harbour ranks #1 for highest average home pricing.

* The top 50% of each market, by average price.

single-family homes

ONE Sotheby’s International Realty | 21

Miami | North End Waterfront, Single-Family Homes Average Price per Square Foot Aventura

Bal Harbour

Golden Beach

Surfside

$0

$200

$400

$600

Broward’s South End | Ft. Lauderdale Downtown | Miami Beach

$800

$1,000

$1,200

$1,400 $273

Pricing volatility in the waterfront category for

$629

this market area is again dominated by the Bal

$885 $285

no transactions

Harbour neighborhood, with the top average price of $1,287 per square foot in 2013, 48%

$256

higher than the next highest neighborhood for

$552

any time period analyzed. Bal Harbour sales

N/A

volume for waterfront homes has averaged

$353

one annual sale, limiting the reliability of the

$300

analysis for this area. But for those listing a

$791

Bal Harbour waterfront home, the market price

$796

point will probably start at $1,200 per SF.

$338 $327 $745 $1,287 $713

no transactions

2013 – 2014

$356

Aventura: g 8.9%

$867

Golden Beach: g 16.4%

N/A

Bal Harbour: N/A

$607

Surfside: h 14.9%

Spotlight: 2014 Luxury Residence Transactions*

# Transactions

2010

Percentage Change

Aventura

Golden Beach

Bal Harbour

Surfside

20

8

1

3

Avg. Home Price # Trans.

Aventura

$881,429

7

2011

15

16

0

4

2012

22

11

1

3

Bal Harbour

N/A

0

2013

31

14

3

2

Surfside

$3,550,000

3

2014

25

7

0

7

Golden Beach $9,400,000

2

Aventura is this section’s only market within the Miami mainland. Others are located on barrier islands.

Omissions due to low transaction numbers or absence of market: Sunny Isles

Located on a barrier island separating the Intracoastal Waterway from the ocean, the high-end Golden Beach community offers one of the only “on the sand”, single-family home markets in Miami-Dade County, taking the #1 spot in Miami’s North End Luxury Spotlight by a wide margin at an average $9,400,000. Bal Harbour had no transactions during 2014.

* The top 50% of each market, by average price.

22 | 2015 TRENDS Market Report

Miami-Dade

General Statistics

Condos

Waterfront Condos

The Miami-Dade condo market is as diverse and mature as its single-family market. Its recovery has been aided by an influx of foreign buyers in nearly every submarket throughout

# For Sale b # Sold b PPSF b

2010

2011

2012

2013

2014

22,968 959 $356

18,558 1,323 $391

15,756 1,737 $407

16,946 2,078 $441

20,607 1,895 $503

the county over the past four years. The pricing recovery has been very dramatic and, despite some observers’ claims that the market would take a decade or more to recover from the

PPSF Trendline b

Great Recession (2007–2009), by late 2011, new development was underway again. With the exception of New York City, it is the most

Non-Waterfront Condos

active construction market in the U.S. today.

The market for condominiums in this cycle has been geared almost exclusively to the luxury ($1M–$5M) and ultra-luxury ($10M+) buyer pool. Without exception, Miami Beach’s South Beach (with South of Fifth) and Miami’s North

# For Sale b # Sold b PPSF b

2010

2011

2012

2013

2014

13,482 653 $159

9,785 1,007 $157

8,342 1,392 $174

12,017 1,978 $196

17,751 2,093 $212

End submarkets are the strongest in pricing and pre-construction availability. In terms of amenities, there is nothing more prized than

PPSF Trendline b

an oceanfront unit, and Miami Beach and the North End are the two submarkets that can deliver unobstructed, ocean views.

In terms of non-oceanfront product, Downtown

Miami: A Thriving City

Miami is one of the largest markets for new development. The condo market in Miami is strongly linked to foreign demand, so changes in the currency exchange rates and emerging

“Top U.S. Market

weakness in the global economy will be key

for All-Cash Transactions”

factors that may affect the demand side of

- Bloomberg.com (July 2014)

the condo market in 2015. Conversely, Miami brokers convey a sense of optimism by noting that when foreign economies perform poorly, Miami tends to attract more capital, not less.

New Construction

The biggest trends affecting Miami’s condo

(Over 60% Sold)

Units: 15,000+

$5 Billion of Planned Development in Downtown Miami only

supply are the rapid land appreciation and the recent spikes in construction cost. These two factors will likely slow new development this year, which signals a potentially healthy

Port of Miami:

correction for a market that has experienced

#1 Cruise Terminal

MIA: Leading Intl.

Airport with 40M

feverish building for the past three years.

in the World

Annual Travelers

ONE Sotheby’s International Realty | 23

Luxury Spotlight

h 6

h 3,924

h 4,618

h 279

h 275

# Sold h 139

h 185

h 4,588

h 3,866

h 227

2011

h 6

h 15

h 0

h 1

h 414

h 543

h 83

h 73

# Sold

# For Sale h 3,822

2010

2012

2013

2014 $10,975,000

h 3

2014

h 2

h 2

h 143

h 199

Avg. Home Price Trendline h

h 355

2013

Avg. Home Price Trendline h h 361

2012

$12,050,000

2011

$6,371,000

2010

$6,080,000

2014 $1,827,000

2013 $1,705,000

2012 $1,699,000

$1,906,000

2011

Avg. Home Price Trendline h

$1,673,000

2010

$27,000,000

Average Home Price

$11,500,000

Average Home Price

N/A

Average Home Price

$6,042,000

$10M+ Transactions

$6,634,000

$5M to $10M Transactions

$6,538,000

$1M to $5M Transactions

h 6

# Sold

# For Sale h 353

h 1 # For Sale h 103

Asia | 900 Brickell Key Boulevard, #3401, Brickell Key

24 | 2015 TRENDS Market Report

Miami | South End Condo Market Index Miami’s South End condo market is comprised of Coconut Grove, Coral Gables and Deering Bay, all of which lay immediately south of the Greater Downtown area. These markets are characterized by a more suburban feel and are near the University of Miami, Baptist Hospital Downtown | Miami Beach | Ft. Lauderdale

system and the commercial centers of Dadeland and Coral Gables.

Coconut Grove | Non-Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

5%

$1,382,192

2,547

$543

2011

9%

$619,650

1,546

$401

h 35.4%

2012

10%

$962,723

1,853

$519

g 22.9%

2013

15%

$1,074,381

1,907

$563

g 7.8%

2014

12%

$1,118,639

1,630

$686

g 17.9%

on Price/Square Foot

-0+

Coconut Grove is one of the oldest and most historic neighborhoods in

Coral Gables is the location of the University of Miami and Miracle

Miami-Dade County, dating back to 1825. More recently, the area has

Mile, both of which drive the pricing and desirability of this submarket.

been enjoying renewed attention and redevelopment of older buildings

Coral Gables, also known as the City Beautiful, is mostly comprised of

into boutique townhouse and condo developments. The Grove is also

single-family homes, which gives it a suburban atmosphere. The wide

notable for its variety of local restaurants and bars providing great

streets with gigantic trees lining the avenues add to this feeling. Coral

walkability, in addition to the Bayshore waterfront and Peacock Park.

Gables is also known for having a strong and stable educational base

Pricing in this area has been steadily increasing for the last three years.

in comparison to other areas of Miami-Dade County.

Coral Gables | Non-Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

4%

$315,267

1,096

$288

2011

6%

$243,964

1,098

$222

h 29.4%

2012

9%

$259,695

1,147

$226

g 1.9%

2013

12%

$388,602

1,200

$324

g 30.1%

2014

13%

$395,530

1,135

$348

g 7.0%

on Price/Square Foot

-0+

Omissions due to low transaction numbers or absence of market: Pinecrest, Palmetto Bay, CocoPlum, Gables Estates, Snapper Creek Lakes, P. Davis & High Pines and Old Cutler Bay

condominiums

ONE Sotheby’s International Realty | 25

Deering Bay | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

5%

$924,667

3,046

$304

2011

2%

$1,100,000

2,353

$467

g 35.0%

2012

8%

$1,104,386

3,216

$343

h 36.1%

2013

12%

$1,071,458

3,303

$324

h 5.9%

2014

6%

$1,353,857

3,378

$401

g 19.1%

on Price/Square Foot

-0+

Deering Bay is an exclusive area located within Coral Gables. It is known

and Coral Gables, which may be a reason for the more moderate pricing

for its country club ambiance and manicured landscaping. Deering

on a per-square-foot basis. All of the condos in Deering Bay are located

Bay’s condos are much larger than their counterparts in Coconut Grove

directly on the Intracoastal Waterway.

Grovenor House | 2627 S. Bayshore Drive, #3002, Coconut Grove

Condo submarkets do not contain a Luxury Spotlight, since the product sample is already representative of the high-end market. For details on methodology, please refer to page 5.

26 | 2015 TRENDS Market Report

Brickell Condo Market Index “Brickell was solely known as a banking hub up until 2008. Now, it is known as the home of Brickellites — urban professionals who live, work and play in their neighborhood. Residents have the highest income and education levels in the downtown Miami area and tourists now have reason to explore Miami outside of the beach. With the addition of Brickell City Centre, Brickell is becoming the epicenter of Miami.”

Downtown | Midtown | Miami’s North End Miami’s South End

– Shelia Gasson, ONE Sotheby’s International Realty

Brickell | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

26%

$459,376

1,153

$398

2011

27%

$506,243

1,177

$430

g 7.4%

2012

8%

$798,965

1,556

$513

g 16.2%

2013

12%

$771,402

1,405

$549

g 6.5%

2014

8%

$884,786

1,471

$602

g 8.7%

on Price/Square Foot

-0+

Brickell has found itself becoming the cultural and social hub of

will bring even more retail, residential and office density to the area.

Downtown Miami, as more young professionals opt for this submarket

Brickell is usually delineated as running from I-95 on the west to the

over Miami Beach. The shift has been rapid and reflects the amount of

bay on the east, and the Miami River on the north to the Rickenbacker

nightlife and restaurants available to choose from within the Brickell

Causeway on the south. Also included in the Brickell market analysis

area. While pricing has been increasing at a rapid pace, it is still a

is Brickell Key, which is a small island only accessible from Brickell

bargain compared to Miami Beach. Brickell is also home to the largest

Avenue. Brickell Key has a number of condominium towers and some

amount of current development, including Brickell City Centre, which

Class-A office and retail space.

Brickell | Non-Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

10%

$287,943

921

$313

2011

10%

$313,513

963

$326

g 4.0%

2012

18%

$341,253

994

$343

g 5.1%

2013

14%

$414,273

981

$422

g 18.7%

2014

8%

$432,750

989

$438

g 3.6%

on Price/Square Foot

Omissions due to low transaction numbers or absence of market: None

-0+

condominiums

ONE Sotheby’s International Realty | 27

Brickell Key | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

6%

$721,518

1,682

$429

2011

6%

$775,255

1,607

$482

g 11.1%

2012

10%

$810,305

1,629

$498

g 3.0%

2013

13%

$974,464

1,680

$580

g 14.3%

2014

10%

$996,759

1,676

$595

g 2.4%

on Price/Square Foot

-0+

Bristol Tower | 2127 Brickell Avenue, #703, Brickell

Brickell’s waterfront condo towers have been appreciating at a rate of

probably due to the exclusive nature of its location and water frontages,

almost 10% on an annual basis since the beginning of the recovery from

commands pricing which is comparable to Brickell’s waterfront condos

the economic crisis in 2010. Today, waterfront condo units in Brickell

despite the island’s older buildings. An interesting fact is the size of

have averaged over $600 per square foot. The non-waterfront towers

the units in this area. Brickell Key’s units are the largest in the market,

have appreciated at a similar, albeit slightly slower, pace over this time

followed by Brickell waterfront condos. However, the non-waterfront

and are currently priced just under $450 per square foot. Brickell Key,

condos in Brickell are significantly smaller (about 33%).

Condo submarkets do not contain a Luxury Spotlight, since the product sample is already representative of the high-end market. For details on methodology, please refer to page 5.

28 | 2015 TRENDS Market Report

Downtown Miami Condo Market Index The Downtown submarket has been known for its high concentration of office space, which is exemplified by its other name, the CBD (Central Business District). Downtown Miami is generally delineated by the Miami River to the south, NE 17 Street to the north and I-95 and the

Midtown | Miami’s North End

Florida East Coast Railway to the west with Biscayne Bay to the east.

Brickell | Miami’s South End

Downtown Miami | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

11%

$452,547

1,204

$376

2011

17%

$474,699

1,177

$403

g 6.8%

2012

11%

$523,679

1,224

$428

g 5.8%

2013

12%

$518,318

1,139

$455

g 5.9%

2014

11%

$586,810

1,134

$518

g 12.1%

on Price/Square Foot

-0+

Recently, the CBD has seen an uptick in the level of residential and

professionals being priced out of the Miami Beach rental market, the

mixed-use development activity. Two of the major drivers for the future

Downtown Miami submarkets have become attractive alternatives.

of Downtown Miami are the pending developments of the All Aboard

The area also includes the Arts and Entertainment (A&E) district of

Florida transit project, which will include a central station in Downtown

Downtown Miami, which is home to the Pérez Art Museum (PAMM) and

and the Miami World Center project, which will comprise over 700,000

the future Patricia and Phillip Frost Museum of Science, as well as the

square feet of retail, residential and office space. With many young

Adrienne Arsht Center for the Performing Arts.

Downtown Miami | Non-Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

8%

$487,648

1,469

$332

2011

10%

$511,621

1,423

$359

g 7.6%

2012

14%

$535,433

1,180

$454

g 20.8%

2013

20%

$486,804

1,092

$446

h 1.7%

2014

10%

$560,377

1,197

$468

g 4.8%

on Price/Square Foot

Omissions due to low transaction numbers or absence of market: None

-0+

As for pricing, Downtown Miami has largely mirrored the appreciation rates experienced

condominiums

ONE Sotheby’s International Realty | 29

New Cultural Development

in the Brickell submarket, with waterfront properties achieving almost $520 per square foot and the non-waterfront properties not far behind at $468 per square foot. Pricing is comparable to Brickell but includes a greater variety of product types, from more affordable to ultra-luxury. As was previously mentioned, the Downtown Miami submarket includes the Arts and Entertainment District, home to several luxury projects. With the increasing profile of the neighboring Edgewater/Midtown submarket and the new development success

Microsoft Innovation Center

Frost Museum of Science

First MIC to be set in the U.S.

Designed by Grimshaw Architects

in Brickell, the CBD and A&E submarkets are likely to experience a beneficial spill-over of successful infill projects.

Two key factors inhibiting future inventory entering the pipeline are quickly-escalating land prices and spiking construction costs.

These factors are expected to slow the new construction in the coming year and may stall

Miami World Center

PĂŠrez Art Museum Miami

some of the secondary CBD projects in 2015.

$2 Billion, Ten-Block Mega-Project

Designed by Herzog & de Meuron

Downtown Miami

Condo submarkets do not contain a Luxury Spotlight, since the product sample is already representative of the high-end market. For details on methodology, please refer to page 5.

30 | 2015 TRENDS Market Report

Edgewater & Midtown Condo Market Index The Edgewater/Midtown submarket is comprised of East Edgewater and the Midtown district just west of Biscayne Boulevard and West Edgewater. Edgewater is located on the eastern strip of coastal land immediately north of Downtown Miami (aka the CBD), with Midtown

Miami’s North End | Ft. Lauderdale

found on the west side of the Florida East Coast Railway.

Downtown | Brickell | Miami’s South End

Edgewater | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

1%

$167,000

1,128

$148

2011

1%

$1,100,000

2,353

$467

g 68.3%

2012

2%

$1,104,386

3,216

$343

h 36.1%

2013

3%

$1,071,458

3,303

$324

h 5.9%

2014

1%

$1,353,857

3,378

$401

g 19.1%

on Price/Square Foot

-0+

Edgewater had been overlooked for over a decade leading up to 2012,

are now over 1,500 condo units currently under construction with more

when Jorge Pérez of the Related Group announced that he would be

than 2,000 more units in the planning pipeline. Much of the charm and

developing a four-tower residential/resort project within the Edgewater

appeal of the Biscayne Corridor area is the easy accessibility to the

submarket known as the Paraiso Bay master development. Related’s

Miami CBD, the interstate highways and Miami Beach. Additionally, the

plan called for about 1,400 residential units, luxury amenities and an

area is significantly less congested than the Central Business District

elaborate, bayfront walkway within the two-acre development site.

and condo residences are typically much larger and more affordable

Paraiso Bay was just the first of various residential and mixed-use

than they are in comparable developments elsewhere in the Greater

developments to be announced in the neighborhood later on. There

Downtown Miami market.

Edgewater | Non-Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

8%

$278,485

1,152

$242

2011

9%

$364,299

1,100

$331

g 27.0%

2012

10%

$310,387

1,142

$272

h 21.8%

2013

17%

$384,652

1,156

$333

g 18.3%

2014

11%

$379,903

1,106

$344

g 3.2%

on Price/Square Foot

Omissions due to low transaction numbers or absence of market: None

-0+

condominiums

ONE Sotheby’s International Realty | 31

Midtown | Non-Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

3%

$208,328

1,014

$206

2011

4%

$385,160

1,172

$329

g 37.5%

2012

17%

$342,413

1,072

$319

h 3.0%

2013

23%

$419,365

1,089

$385

g 17.1%

2014

23%

$430,701

1,125

$383

h 0.5%

on Price/Square Foot

-0+

Midtown has seen a resurgence of development interest following the

Edgewater and Midtown are trading at a significant discount versus

creation of the Shops at Midtown and the Midtown condo projects,

other Downtown Miami area submarkets. Waterfront properties can

developed during the last cycle (2003–2007). The area is seen as

be purchased for about $400 per square foot and non-waterfront for

an alternative to the density of Brickell and CBD for entertainment

just $344 per square foot, with Midtown priced somewhere in between.

and living, and offers lifestyle proximity to the edgy and very trendy

A project creating key linkage between the Design District, Midtown and

Wynwood Art District and up-and-coming neighbor, Design District.

Edgewater at a pedestrian level would be ideal for this growing market.

Paramount Bay | 2020 N. Bayshore Drive, #2710, Edgewater

Condo submarkets do not contain a Luxury Spotlight, since the product sample is already representative of the high-end market. For details on methodology, please refer to page 5.

32 | 2015 TRENDS Market Report

Miami Beach Condo Market Index Miami Beach has long been the iconic image of Miami for tourists and non-locals. The barrier island is broken into four different submarkets: South Beach, Mid Beach, North Beach and North Bay Village, which is really comprised of two islands west of Mid Beach.

Miami’s North End | Ft. Lauderdale Miami’s South End

Downtown

South Beach | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

8%

$1,982,480

2,170

$914

2011

10%

$2,021,046

1,964

$1,029

g 11.2%

2012

13%

$1,887,818

2,005

$942

h 9.3%

2013

14%

$2,368,176

1,967

$1,204

g 21.8%

2014

12%

$2,655,743

1,960

$1,355

g 11.2%

on Price/Square Foot

-0+

South of Fifth Spotlight: 2014 Statistics Apogee

Continuum South

Continuum North

Murano Portofino

Portofino Tower

Murano Grande

Icon South Beach

Transactions b 1

Transactions b 16

Transactions b 15

Transactions b 6

Transactions b 8

Transactions b 23

Transactions b 20

Avg. Price b $7.24M

Avg. Price b $4.93M

Avg. Price b $2.57M

Avg. Price b $2.65M

Avg. Price b $2.00M

Avg. Price b $2.41M

Avg. Price b $2.59M

Avg. PPSF b $2,333

Avg. PPSF b $2,003

Avg. PPSF b $1,651

Avg. PPSF b $1,354

Avg. PPSF b $1,036

Avg. PPSF b $1,113

Avg. PPSF b $1,061

g 0.6% since 2013

g 38.0% since 2013

g 18.6% since 2013

g 15.1% since 2013

g 6.5% since 2013

g 21.8% since 2013

g 21.2% since 2013

g 81.4% since 2010

g 137.9% since 2010

g 60.3% since 2010

g 79.0% since 2010

g 82.4% since 2010

g 92.9% since 2010

g 105.3% since 2010

Mid Beach | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

9%

$900,175

1,425

$632

2011

10%

$778,117

1,422

$547

h 15.4%

2012

8%

$958,858

1,404

$683

g 19.9%

2013

11%

$1,122,798

1,436

$782

g 12.7%

2014

11%

$1,191,585

1,334

$893

g 12.4%

on Price/Square Foot

Omissions due to low transaction numbers or absence of market: None

-0+

condominiums

ONE Sotheby’s International Realty | 33

North Beach | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

7%

$860,658

1,530

$563

2011

12%

$1,009,603

1,584

$638

g 11.7%

2012

18%

$1,170,994

1,685

$695

g 8.3%

2013

15%

$1,349,918

1,565

$862

g 19.4%

2014

9%

$1,530,266

1,436

$1,066

g 19.1%

on Price/Square Foot

-0+

South Beach is known for its high-end restaurants, condo towers and

As for the condo market, Mid Beach and North Beach are slightly less

breathtaking views of Biscayne Bay, Downtown Miami and the Atlantic

densely developed than South Beach, as they also feature a single-family

Ocean. Since the 1990s, this area has been the entertainment hotspot

home market. Mid Beach is home to two of the most historic and well-

for tourists and locals alike.

known resorts in Miami Beach, the Eden Roc and the Fontainebleau.

The northern section of South Beach includes Lincoln Road and is

Pricing on Miami Beach is driven largely by the level of “exclusivity”

considered by some to be the cultural center of Miami Beach. There

perceived by buyers in each market. For this reason, South Beach has

are countless boutique hotels, resorts and condo towers lining the

always commanded the highest pricing per square foot in almost all of

beaches on the east side of Collins Avenue. This area also contains

Miami-Dade County, with Mid Beach and North Beach right behind it.

the New World Symphony, the United States’ only full-time orchestral

North Bay Village, by contrast, is priced at a significant discount, but

academy. The southern section of South Beach offers the exclusive

has been experiencing high appreciation over the past years; a growth

SoFi (South of Fifth) pocket, a small concentration of luxury condo

that is projected to continue.

developments. South of Fifth is considered the most high-end condo market in Miami Beach, providing residents with a quieter lifestyle than

“Overall, the Miami Beach condo and single-family markets were driven

that of the northern South Beach section. South of Fifth is also home to

by lack of inventory. For example, in the high-end waterfront home

South Pointe Park, a resident favorite featuring the new, 450-foot South

sector, the average price per square foot jumped 16% from 2013 to

Pointe Pier, ample walkways and stunning views of Fisher Island and

2014. Days on market (DOM) dropped from 241 in 2013 to 193 in 2014.”

the cruise ships leaving Miami through Government Cut.

– Kevin Tomlinson, ONE Sotheby’s International Realty

North Bay Village | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

7%

$214,784

1,270

$169

2011

10%

$209,133

1,275

$164

h 3.1%

2012

10%

$239,580

1,287

$186

g 11.9%

2013

12%

$286,235

1,264

$227

g 17.8%

2014

19%

$343,582

1,249

$275

g 17.7%

on Price/Square Foot

-0+

Condo submarkets do not contain a Luxury Spotlight, since the product sample is already representative of the high-end market. For details on methodology, please refer to page 5.

34 | 2015 TRENDS Market Report

The Islands Condo Market Index This submarket is comprised of three islands in Miami-Dade County, which are typically not included in the Miami Beach submarkets. These islands are Key Biscayne, accessible only by the Rickenbacker Causeway; Bay Harbor Islands, which are just west of Bal Harbour on the north end of Miami

Ft. Lauderdale | Miami’s North End

Beach; and Fisher Island, which is accessible only by ferry (or helicopter).

Miami’s South End

Downtown

Key Biscayne | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

3%

$1,809,554

2,927

$618

2011

7%

$1,469,158

2,496

$589

h 5.0%

2012

7%

$1,565,008

2,375

$659

g 10.6%

2013

11%

$2,119,043

2,388

$887

g 25.8%

2014

7%

$1,637,652

2,050

$799

h 11.1%

on Price/Square Foot

-0+

Key Biscayne is mostly beaches, nature reserves and parks, but the

Condos on the Bay Harbor Islands trade at a steep discount compared

Village of Key Biscayne has long been considered one of the most

to Key Biscayne and Fisher Island. 2014 saw a significant downturn

exclusive real estate markets in South Florida. Pricing was consistent

in pricing, following a big jump between 2012 and 2013. This is likely

even during the financial crisis. Today, pricing reflects the fact that there

attributed to the significant level of redevelopment occurring on the

is little to no space on Key Biscayne for development or redevelopment,

Bay Harbor Islands on a small scale. Typically, these new projects are

with remaining sites regulated and politically difficult to develop.

boutique developments with less than 20 units.

Bay Harbor Islands | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

5%

$117,286

1,213

$97

2011

10%

$173,995

1,395

$125

g 22.4%

2012

6%

$213,857

1,515

$141

g 11.7%

2013

9%

$316,417

1,412

$224

g 37.0%

2014

13%

$257,833

1,421

$181

h 23.5%

on Price/Square Foot

-0+

Omissions due to low transaction numbers or absence of market: Palm/Hibiscus/Star Islands, Venetian Islands, Sunset Islands, La Gorce Island, Indian Creek and Normandy Isles

condominiums

ONE Sotheby’s International Realty | 35

Fisher Island | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

5%

$3,081,500

4,468

$690

2011

7%

$3,568,014

4,520

$789

g 12.6%

2012

8%

$3,775,000

4,254

$887

g 11.1%

2013

10%

$3,612,727

4,028

$897

g 1.1%

2014

6%

$5,423,750

4,910

$1,105

on Price/Square Foot

-0+

g 18.8%

Fisher Island is the epitome of luxury, as the island is inaccessible by car.

The first new condominium tower is under construction on Fisher Island,

These condos cater solely to the extremely wealthy and vacationers.

and is likely to be delivered in early 2016. Fisher Island remains one of

Pricing on Fisher Island is well over $1,000 per square foot despite the

the jewels of Miami, offering golf, tennis, marina, a spa and a private

units being some of the largest in Miami-Dade County. Fisher Island

beach along with unbeatable privacy. This exclusivity comes with a

has recently been the subject of some litigation as developers push for

higher cost of operation, but the value of a Fisher Island residence is

additional construction in the tiny island.

one of the absolute highest in Miami.

Oceanside | 7463 Fisher Island Drive, #7463, Fisher Island

Condo submarkets do not contain a Luxury Spotlight, since the product sample is already representative of the high-end market. For details on methodology, please refer to page 5.

36 | 2015 TRENDS Market Report

Miami | North End Condo Market Index The North End of Miami includes the northern-most tip of Miami Beach (Surfside and Bal Harbour) as well as Aventura and Sunny Isles, which sit on the border with Broward County. These areas are known for their affluence, accessibility to both Miami’s and Broward’s beaches and high

Broward’s South End | Ft. Lauderdale

concentration of European residents.

Downtown | Miami Beach

Aventura | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

7%

$739,169

2,764

$267

2011

13%

$746,419

2,513

$297

g 9.9%

2012

12%

$867,531

2,741

$316

g 6.1%

2013

11%

$1,105,983

2,788

$397

g 20.2%

2014

10%

$1,022,262

2,522

$405

g 2.2%

on Price/Square Foot

-0+

Referred to as “Turnberry” until 1995, Aventura is home to the Aventura

Bal Harbour has long been considered the luxury epicenter for Miami-

Mall (the 5th largest in the nation) and several retail strip centers, as

Dade County. The Bal Harbour Mall is located across the street from

well as a number of office parks. The area was primarily developed

most of Bal Harbour’s condo towers, all of which sit on private beaches

during the 1980s and 1990s and achieved critical mass by 2000. With

facing the Atlantic Ocean. Bal Harbour has both very high pricing on

accessibility to I-95 and Miami Beach, Aventura is a highly desirable

a per-square-foot basis and above-average-sizing of condo units. The

location with condo towers situated right on the Intracoastal canals.

area has seen sky-rocketing growth since 2010.

Bal Harbour | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

3%

$1,825,675

2,718

$672

2011

6%

$2,499,032

2,701

$925

g 27.4%

2012

18%

$3,475,337

2,586

$1,344

g 31.2%

2013

13%

$3,312,535

2,433

$1,362

g 1.3%

2014

25%

$3,391,048

1,402

$2,419

g 43.7%

on Price/Square Foot

Omissions due to low transaction numbers or absence of market: Golden Beach

-0+

condominiums

ONE Sotheby’s International Realty | 37

Surfside | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

9%

$582,619

1,497

$389

2011

6%

$535,422

1,575

$340

h 14.5%

2012

10%

$748,474

1,711

$437

g 22.3%

2013

10%

$547,207

1,385

$395

h 10.7%

2014

8%

$1,094,621

1,692

$647

g 38.9%

on Price/Square Foot

-0+

Surfside is located just south of Bal Harbour on the Miami Beach barrier island. Surfside is aptly named as it has the appearance and feel of a quiet surf town one might find along the California coast. However, this area has recently become the site of some of the most notable ultra-luxury developments, including the Fendi Chateau Surfside, the first condo tower with Fendi branding.

“Luxury condos, new construction and, on a global scale, wellpriced real estate are factors in the driving force behind the success of Sunny Isles Beach. Pre-construction condos range from $1,300 to $2,500 per square foot while premier luxury condo towers may still be purchased from $800 to $1,300 per square foot. The Atlantic Ocean and resident amenities offer an all-inclusive lifestyle central to both FTL and MIA airports with an additional draw on its proximity to great schools, golf, restaurants, retail and nightlife.”

Jade Ocean | 17121 Collins Avenue, #PH4408, Sunny Isles Beach

– Ashton Coleman, ONE Sotheby’s International Realty

Sunny Isles | Waterfront # Transactions *

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

10%

$1,187,642

1,980

$600

2011

11%

$1,247,431

1,909

$653

g 8.2%

2012

11%

$1,199,104

1,675

$716

g 8.7%

2013

12%

$1,433,762

1,727

$830

g 13.8%

2014

9%

$1,786,935

1,815

$985

g 15.7%

on Price/Square Foot

-0+

Condo submarkets do not contain a Luxury Spotlight, since the product sample is already representative of the high-end market. For details on methodology, please refer to page 5.

38 | 2015 TRENDS Market Report

Broward

General Statistics

Single-Family Homes

Waterfront, Single-Family Homes

Unlike its southern neighbor Miami, Broward County tends to represent a more traditional, domestic buyer pool and, as a generalization, the wealth belt in Broward tends to concentrate

# For Sale b # Sold b PPSF b

2010

2011

2012

2013

2014

5,636 513 $197

4,957 560 $198

4,271 721 $189

4,317 955 $213

5,627 958 $230

along the Coast, tending to be home-grown with far less foreign (non US-based) influence.

The county serves as the bedroom community to large employers who desire a South Florida

PPSF Trendline b

presence, but demand a lower cost of living and more suburban development pattern.

Non-Waterfront, Single-Family Homes

Over the past few years, there has been a silent migration northward as Miami homeowners discover the cost-of-living gap between Miami and Broward. This will probably continue, as housing costs approach 30% to 40% discounts in Broward’s submarkets versus comparable alternatives in Miami-Dade. This migration

# For Sale b # Sold b PPSF b

2010

2011

2012

2013

2014

10,339 1,109 $137

8,890 1,293 $130

7,003 1,687 $137

7,731 2,306 $130

11,438 2,608 $157

is also fueled by the fact that Miami’s road infrastructure turns increasingly burdensome as higher density developments are creating

PPSF Trendline b

unsustainable increases in traffic levels and commute times. Today, locations in southwest Broward with connectivity to I-75 are actually closer in travel time to employment centers than some locations in South Miami.

Ft. Lauderdale: Through a Global Lense

The luxury markets in Broward are comparable in terms of average home pricing in the luxury category ($1M–$5M and $5M–$10M), yet

“High-End Property in Fort Lauderdale

with fewer transactions than in Miami-Dade.

Outperforms Rest of the Market”

There are very few ultra-luxury $10M+ trades

- Financial Times (September 2014)

in Broward. This is due to a combination of the domestic buyer pool and the fact that Broward does not possess a large bayfront market or multiple islands within its boundary.

“Ft. Lauderdale is in the

“Downtown Ft. Lauderdale Among

Another significant trend is a slow-moving

- Dow Jones Business Review

- Livability.com (March 2014)

sub-luxury markets, all boats lift in the rising

“2014 Ft. Lauderdale Boat Show

“Ft. Lauderdale’s Shrinking

tide of the resale market, which will probably

Attendance Highest Since 2006” Acreage Increasingly High End”

be the year’s highlight in Broward County.

- Sun Sentinel

Midst of a Comeback”

Top 10 Downtowns in U.S.”

single-family market. The U.S. is experiencing a stagnation of the new housing market and Broward is no exception. While this affects the

- Ocean Drive Magazine

ONE Sotheby’s International Realty | 39

Luxury Spotlight

h 2,209

h 2,600

h 244

h 188

Avg. Home Price Trendline h

h 72

h 2,376

h 2,098

h 82

h 12

h 10

h 1

h 0

h 210

h 219

h 42

h 40

# Sold

# For Sale h 2,029

2011

2012

2013

2014 $15,500,000

h 9

# Sold h 57

2010

$13,000,000

h 7

2014

h 2

h 4

h 60

h 65

Avg. Home Price Trendline h

h 137

2013

Avg. Home Price Trendline h h 135

2012

$10,000,000

2011

N/A

2010

$6,580,000

2014

$6,100,000

2013

$1,835,000

2012

$1,644,000

2011

$1,609,000

2010

$10,800,000

Average Home Price

$6,200,000

Average Home Price

$6,680,000

Average Home Price

$7,150,000

$10M+ Transactions

$1,805,000

$5M to $10M Transactions

$1,873,000

$1M to $5M Transactions

h 11

# Sold

# For Sale h 201

h 1 # For Sale h 53

1301 E. Lake Drive, Fort Lauderdale

40 | 2015 TRENDS Market Report

Broward | South End Non-Waterfront, Single-Family Homes Average Price per Square Foot Ft. Lauderdale | Broward’s North End

Hollywood Beach

Miami

Hallandale Beach

$0

$50

$100

$150

$200

$250

Western Suburbs

$300 $165

The number of single-family home sales in

$186

Hollywood Beach averages about four times as many as the Hallandale Beach market sales, although with slightly lower average

$170 $208

pricing. Hollywood Beach ended the five-year period at $219 per square foot, up 10.6% from 2013 levels and 33% over 2010 levels. The number of transactions fluctuates slightly between 84 and 114 sales per year.

$253 $226

Hallandale Beach ended the 2014 period at an average of $267 per square foot, up 8.5% from 2013 levels and 44% over 2010.

$198 $246

Percentage Change 2013 – 2014 $219

Hollywood Beach: g 10.6%

$267

Hallandale Beach: g 8.5%

Spotlight: 2014 Luxury Residence Transactions*

# Transactions Hollywood Hallandale Beach Beach

106

27

2011

84

14

2012

114

25

2010

2013

96

29

2014

84

23

Avg. Home Price

# Transactions

Hollywood Beach

$635,108

27

outperforms the top half of the Hollywood

Hallandale Beach

$1,105,000

10

Beach market by almost double the average

The top half of the Hallandale Beach market

home price. Hollywood Beach, however, is still

Hollywood Highlights:

Hallandale Highlights:

a more active market at 27 sales in 2014.

-

-

As Broward County’s South End, Hallandale

Seven miles of pristine beaches Lively, 2.5-mile boardwalk Abundant parks and coral reefs Multi-million-dollar estates

Omissions due to low transaction numbers or absence of market: None

Premiere parks and race tracks Vibrant, beachfront community Retail, dining and water sports World-class, waterfront homes

and Hollywood are ideal locations with easy access to Fort Lauderdale and Miami.

* The top 50% of each market, by average price.

single-family homes

ONE Sotheby’s International Realty | 41

Broward | South End Waterfront, Single-Family Homes Average Price per Square Foot Ft. Lauderdale | Broward’s North End

Hollywood Beach

Miami

Hallandale Beach

$0

$50

$100

$150

$200

$250

$300

$350

Western Suburbs

$400 $253

The Hallandale Beach neighborhood has a

$286

nearly equal number of waterfront and nonwaterfront transactions, with much stronger average prices than Hollywood Beach. Both

$304 $298

neighborhoods increased 33% to 35% over 2010 levels, with Hallandale Beach ending the period at an average of $387 per square foot, as compared to Hollywood Beach at an average of $338 per square foot.

$185 $355

Overall, waterfront homes traded at 40% to 80% greater average pricing per square foot than its non-waterfront counterparts.

$277 $366

Percentage Change 2013 – 2014 $338

Hollywood Beach: g 22.0%

$387

Hallandale Beach: g 5.7%

Spotlight: 2014 Luxury Residence Transactions*

# Transactions Hollywood Hallandale Beach Beach

2010

9

Avg. Home Price

# Transactions

Hollywood Beach

$1,412,400

8

overpowers Hollywood Beach in terms of both

Hallandale Beach

$1,909,000

14

average pricing and number of transactions.

28

2011

12

22

2012

12

25

2013

21

35

2014

14

27

Hollywood Beach

Omissions due to low transaction numbers or absence of market: None

Hallandale Beach

For luxury, waterfront homes, Hallandale Beach

Both areas are experiencing an increase in new construction with developments such as Beachwalk in Hallandale and Apogee Beach in Hollywood, which are projected to enhance their respective real estate markets.

* The top 50% of each market, by average price.

42 | 2015 TRENDS Market Report

East Fort Lauderdale Non-Waterfront, Single-Family Homes Average Price per Square Foot Las Olas Isles Harbor Beach

$0

$100

Ft. Lauderdale Beach

Victoria Park & Colee Hammock

Western Suburbs

Broward’s South End | Miami

Rio Vista

$200

Broward’s North End

$300

$400

$500 $303

In 2014, all analyzed Greater Fort Lauderdale

$211

coastal submarkets east of I-95 reached

$234 $256 $234

the highest average price per square foot in the five years presented. Other than Las Olas Isles and Fort Lauderdale Beach, these luxury submarkets are all trading in the low to mid $300-per-square-foot range for non-

$308 $274

waterfront homes. In most of these areas, averages are considered reliable indicators

$284

of market trends due to their relatively strong

$259

transaction numbers. These submarkets will

$228

likely experience strong gains in 2015, as the non-waterfront product appears underpriced relative to counterparts in Miami-Dade County.

$295 $253 $327 $273 $259

Broward County emerged from the recession 12 to 18 months slower than Miami-Dade did.

Therefore, we expect 2015 to bring continued strong performance within the submarkets.

With the only exception of the Victoria Park & Colee Hammock market, transaction volume was sustained or greater than it was during

$391 $268

2013, indicating probable continued upward momentum in pricing for single-family homes.

$403 $315 $297

Percentage Change 2013 – 2014

Omissions due to low transaction numbers or absence of market: Sunrise Key

$457

Las Olas Isles: g 16.9%

$312

Harbor Beach: g 16.4%

$415

Ft. Lauderdale Beach: g 3.0%

$341

Rio Vista: g 8.3%

$326

Victoria Park & Colee Hammock: g 9.8%

single-family homes

ONE Sotheby’s International Realty | 43

2612 Aurelia Place, Fort Lauderdale

Las Olas Isles and Fort Lauderdale Beach presented the highest average price

# Transactions

per square foot consistently from 2011 to 2014. This alludes to great value in the non-waterfront, single-family home segment of a primarily waterfront market,

Las Olas Isles

Harbor Beach

Ft. Laud.

Beach

Rio Vista

Victoria P. & Colee H.

2010

4

5

10

22

68

2011

5

6

11

27

52

2012

7

7

11

41

80

2013

1

7

12

41

120

2014

5

12

14

40

98

something to consider when making an investment on a Fort Lauderdale home.

Rio Vista, an old-fashioned neighborhood with approximately 1,000 homes is often compared to Miami’s Coral Gables for its Mediterranean Revival style and old-growth trees that keep residents cool even in the dead of summer. Rio Vista comes in third for highest average price per square foot in 2014, at $341.

The East Fort Lauderdale area’s non-waterfront, single-family segment is one of Broward’s best-performing markets today, as it continues to draw demand due to its proximity to the water and Fort Lauderdale’s many amenities.

Spotlight: 2014 Luxury Residence Transactions*

Las Olas Isles is East Fort Lauderdale’s leader when it comes to high-end, non-

Avg. Home Price

# Transactions

waterfront residences. Its low number of transactions is directly related to the

Las Olas Isles

$2,045,000

2

size of the market, as Las Olas Isles is primarily a waterfront neighborhood, with

Harbor Beach

$1,459,286

7

Ft. Lauderdale Beach

$1,988,500

5

Rio Vista

$1,060,056

18

Victoria P. & Colee H.

$789,271

38

just a few non-waterfront, single-family homes trading each year. It fans out along both sides of a stretch on East Las Olas Boulevard from the Intracoastal to its western canal, separating the historic thoroughfare’s commercial and residential districts beginning at South Gordon Road.

* The top 50% of each market, by average price.

44 | 2015 TRENDS Market Report

East Fort Lauderdale Waterfront, Single-Family Homes Average Price per Square Foot Las Olas Isles Harbor Beach

$0

$200

Ft. Lauderdale Beach

Victoria Park & Colee Hammock

Rio Vista

$400

$800

$1,000

Western Suburbs

Broward’s South End | Miami

Sunrise Key

$600

Broward’s North End

$1,200 $496

The East Fort Lauderdale single-family home

$472

market includes the neighborhoods of Las Olas

$1,000 $441 $492 $485

Isles, Harbor Beach, Fort Lauderdale Beach, Rio Vista, Victoria Park & Colee Hammock and Sunrise Key. This market area is located east of US-1 and spans from Harbor Inlet to the south and Sunrise Boulevard to the north.

$428 $491

East Fort Lauderdale’s waterfront market is

$733

usually in high demand, especially by boating

$377

enthusiasts and those looking for large lots

$557 $318

with extraordinary views. Although statistics are somewhat volatile due to low transaction numbers in some areas, prices leveled off in

$463 $534

2014 and most neighborhood averages are within $500 to $700 per square foot.

$200 $440

In 2014, Harbor Beach pricing closed 18.3%

$514

lower than it did in 2013, although it still took

$307

the top spot in the East Fort Lauderdale area at $682 per square foot — its second highest

$550

average in five years.

$835 $634 $551 $460 $490

Percentage Change 2013 – 2014

Omissions due to low transaction numbers or absence of market: None

$539

Las Olas Isles: h 2.0%

$682

Harbor Beach: h 18.3%

$642

Ft. Lauderdale Beach: g 1.3%

$552

Rio Vista: g 0.2%

$413

Victoria Park & Colee Hammock: h 10.2%

$567

Sunrise Key: g 15.7%

single-family homes

ONE Sotheby’s International Realty | 45

1600 Ponce de Leon Drive, Fort Lauderdale

“Harbor Beach will always remain one of Fort Lauderdale’s most desirable neighborhoods. Large lots, wide canals and ocean access along with a

# Transactions

private beach club offer residents an unparalleled location to call home.”

Las Olas Isles

Harbor Beach

Ft. Laud.

Beach

Rio Vista

Victoria P. & Colee H.

Sunrise Key

2010

52

13

4

11

1

3

the list at 15.7%, closing the year at an average $567 per square foot.

2011

69

15

2

14

8

3

Originally developed in the 1950’s, Sunrise Key, a community with

2012

66

13

2

9

10

6

and into this decade. A good amount of the original homes have been

2013

75

17

5

21

7

2

redesigned and updated, which has likely been an important factor in

2014

59

19

7

19

3

6

– Brian Hero, ONE Sotheby’s International Realty

In terms of percentage increase from 2013 to 2014, Sunrise Key tops

well under 100 homes, saw some redevelopment in the late 1990s

its value increase over the last few years.

Spotlight: 2014 Luxury Residence Transactions*

Avg. Home Price

# Transactions

Las Olas Isles

$3,454,200

25

Harbor Beach

$7,911,875

8

Ft. Lauderdale Beach

$3,056,250

4

Rio Vista

$3,055,938

8

deep-water dockage and gorgeous dry lots. Harbor Beach Surf Club,

Victoria P. & Colee H.

$982,500

2

a members-only organization dedicated to preserving the beach,

Sunrise Key

$4,356,923

3

also offers a small, private marina with 16 docks.

* The top 50% of each market, by average price.

East Fort Lauderdale’s luxury segment is mainly a waterfront market, since most of its single-family homes are set on small isles facing the area’s popular canals. With 300 feet of private beach for residents, Harbor Beach is a clear category leader at an average home price of $7,911,875. Harbor Beach waterfront properties usually include

46 | 2015 TRENDS Market Report

Broward | North End Non-Waterfront, Single-Family Homes Average Price per Square Foot Western Suburbs

Coral Ridge / C.R. Country Club

Lauderdale-by-the-Sea

Ft. Lauderdale | Broward’s South End

Lighthouse Point

$0

$50

$100

$150

$200

$250

$300 $215

The Broward | North End market is comprised

$152

of Lauderdale-by-the-Sea, Hillsboro Beach,

$303

Lighthouse Point, The Landings, Bay Colony, Coral Ridge & Coral Ridge Country Club and Sea Ranch, all located on the coast above Fort Lauderdale. As for non-waterfront, singlefamily homes, the most significant submarkets are Lauderdale-by-the-Sea, Lighthouse Point

$199 $146 $219

and Coral Ridge / C.R.C.C., which are analyzed in this section of the report.

All three submarkets saw an upward trend in pricing from 2013 to 2014. Lauderdale-by-theSea, a charming beach village nicknamed the “Shore Diving Capital of Florida” because of its

$226 $158 $199

unique snorkel trail, experienced the highest average pricing by a small margin at $262 per square foot (the three submarkets are trading within the low to mid $200s per square foot).

In terms of growth, Coral Ridge / C.R.C.C. saw the biggest increase from 2013 at 22.4%. Coral Ridge is a high-end community offering estate

$256 $181

homes, condos and townhomes, many with pools and large lots.

$201

Percentage Change 2013 – 2014 $262

Lauderdale-by-the-Sea: g 2.3%

$210

Lighthouse Point: g 16.0%

$246

Coral Ridge/C.R.C.C.: g 22.4%

Omissions due to low transaction numbers or absence of market: Hillsboro Beach, The Landings, Bay Colony and Sea Ranch

single-family homes

ONE Sotheby’s International Realty | 47

Riva, Fort Lauderdale | Riva-Condo.com

Lighthouse Point non-waterfront, single-family

All three neighborhoods experienced a slight

home pricing increased 16% from 2013 to

dip in pricing from 2010 to 2011. Although

2014 and crossed the $200-per-square-foot

Coral Ridge / C.R.C.C. has yet to reach the

line for the first time in the five years analyzed.

average pricing it reached during 2010, it has

Bordered by the Intracoastal and the ocean,

been steadily increasing over the past two

Lighthouse Point has manicured parks ideal

years. Lauderdale-by-the-Sea and Lighthouse

for joggers and bikers of all ages. The small

# Transactions Laud. by the Sea

Lighthouse Coral Ridge Point / C.R.C.C.

2010

6

60

14

Point not only bounced back during 2012, but

2011

12

48

34

town offers residents a peaceful atmosphere

are now at the highest average pricing they

in a predominantly-single-family-home market,

have experienced in all five years analyzed.

2012

12

58

54

as these properties make up 80% of the area

These are considered very reliable trends due

2013

21

69

48

and line Lighthouse Point’s 18 sprawling miles

to the high transactional volume displayed for

2014

26

54

45

of waterways and canals.

the three submarkets over the past few years.

Spotlight: 2014 Luxury Residence Transactions*

Avg. Home Price

# Transactions

Lauderdale-by-the-Sea

$626,000

13

Lighthouse Point

$624,442

17

Coral Ridge / C.R.C.C.

$977,077

17

* The top 50% of each market, by average price.

Coral Ridge / C.R.C.C., the southernmost neighborhood in this area, leads the luxury spotlight. The Coral Ridge Country Club is a focal point selling at a slight premium over the general Coral Ridge area. Residents enjoy yacht dockage, a classically designed golf course, tennis courts, a junior, Olympic-sized pool and great dining options.

48 | 2015 TRENDS Market Report

Broward | North End Waterfront, Single-Family Homes Average Price per Square Foot

$0

Sea Ranch

Lauderdale-by-the-Sea

Lighthouse Point

Bay Colony

Hillsboro Beach

The Landings

Coral Ridge / C.R. Country Club

$200

$400

$600

$800

$1,000

$1,200

$1,400

Ft. Lauderdale | Broward’s South End

$1,600 $331

As stated on page 46, Broward’s North End

$742

market is comprised of Lauderdale-by-the-

$284 $287 $355

no transactions

Western Suburbs

Sea, Hillsboro Beach, Lighthouse Point, The Landings, Bay Colony, Coral Ridge & Coral

$326

Ridge Country Club and Sea Ranch, all located

$306

on the coast directly above Fort Lauderdale.

$391

All neighborhoods analyzed reached a higher

N/A

average price per square foot during 2014 than

$284 $303 $379

they did in 2010, with the biggest growth seen in Hillsboro Beach at 88.8%. Hillsboro Beach is

$307

a highly exclusive market with very few annual

$297

transactions. In the past five years, only a total of four waterfront, single-family homes have

$332 no transactions

been traded in the area.

N/A $294 $329 $336

Three neighborhoods closed 2014 in the $400 range per square foot (Lauderdale-by-the-Sea,

$334

Coral Ridge / C.R.C.C. and Sea Ranch) while

$321

the remaining three traded in the mid to high $300s per square foot (Lighthouse Point, The

$370 no transactions

Landings and Bay Colony).

N/A $337 $305 $439 $386 $325

Omissions due to low transaction numbers or absence of market: None

Percentage Change 2013 – 2014

$443

Lauderdale-by-the-Sea: g 19.7%

$1,401

Hillsboro Beach: N/A

$381

Lighthouse Point: g 13.1%

$360

The Landings: g 18.0%

$369

Bay Colony: h 15.9%

$423

Coral Ridge / C.R.C.C.: g 9.6%

$466

Sea Ranch: g 43.4%

single-family homes

ONE Sotheby’s International Realty | 49

3140 NE 23 Avenue, Lighthouse Point

Sea Ranch Lakes, a small area surrounded by the Lauderdaleby-the-Sea neighborhood, presents the largest year-to-year

# Transactions

growth at an average $466 per square foot during 2014, 43.4%

Laud. by the Sea

Hillboro Beach

2010

21

2

41

Beach, this submarket presents just a few transactions in the

2011

14

0

five-year period analyzed, giving an indication of the market

2012

22

trend. The majority of the Sea Ranch Lakes village is a gated

2013

community (with a buyer wait list), with the remainder being a

2014

higher than it was in 2013. A good amount of Sea Ranch’s homes are waterfront, facing either the Intracoastal or one of its two inner lakes: Lake Cayuga and Lake Seneca. Like Hillsboro

without providing robust statistics with which to detect a real

Lighthouse The Point Landings

Bay Colony

Coral Ridge / C.R.C.C.

Sea Ranch

24

11

25

2

59

21

7

40

4

0

56

18

10

53

6

20

0

59

23

8

43

3

16

2

52

29

7

44

5

shopping plaza and a private beach club for village residents.

Spotlight: 2014 Luxury Residence Transactions*

Avg. Home Price

# Transactions

Lauderdale by the Sea

$2,798,000

5

in waterfront, single-family home pricing is Hillsboro Beach at $13,025,000,

Hillsboro Beach

$13,025,000

2

although its low transactional volume is not reliable enough to portray a trend.

Lighthouse Point

$2,248,700

20

The Landings

$1,339,167

12

Bay Colony

$2,366,667

3

Coral Ridge / C.R.C.C.

$2,736,141

15

of the intimacy and proximity to nature, the area’s greatest width is 900 feet.

Sea Ranch

$3,827,500

2

Residences tend to have been custom-designed to their owners’ request.

* The top 50% of each market, by average price.

In terms of luxury residences in Broward’s North End, the undisputed leader

Hillsboro Beach real estate offers some of the most prestigious properties in South Florida based on its geography alone. Residences sit on through-water lots along this secluded neighborhood spanning 3.2 miles. To give an idea

50 | 2015 TRENDS Market Report

Western Suburbs Non-Waterfront, Single-Family Homes Average Price per Square Foot

$0

Southwest Ranches

Plantation

Sunrise

Weston

$50

$100

Ft. Lauderdale

Parkland

Miami

$150

$200

$250 $191

While the majority of this study focuses on

$97

the luxury markets located east of I-95, there

$129 $168 $144

are five submarkets that have been competing with the eastern markets for buyers of luxury homes. In many cases, these markets have drawn buyers by offering comparatively lower prices, newer homes, larger lot sizes and/or

$178 $89

gated communities. For the Western Suburbs market area, we include the neighborhoods

$121

of Southwest Ranches, Plantation, Sunrise

$165

Weston and Parkland. The average pricing

$146

overall in these submarkets generally tracks 10% to 50% less than similar-sized homes in comparable eastern neighborhoods.

$176 $92 $121 $165 $149

The market leader in terms of average pricing in the Western Suburbs is Southwest Ranches, ending the five-year period at an average of $200 per square foot, which was 3% greater than the second highest neighborhood and 60% higher than the lowest priced. Southwest Ranches offers larger lot sizes than is typical

$207 $109

for any other submarkets, with homes built on five-acre sites being relatively common.

$138 $188 $158

Percentage Change 2013 – 2014

Omissions due to low transaction numbers or absence of market: None

$200

Southwest Ranches: h 3.4%

$125

Sunrise: g 14.7%

$151

Plantation: g 9.4%

$194 $171

Weston: g 3.2% Parkland: g 8.2%

single-family homes

ONE Sotheby’s International Realty | 51

13607 Bella Ranch Lane, Southwest Ranches

This feature typically results in a higher price per square foot of building area, as the pricing overall is pushed higher because of the site size, while home size

# Transactions

is not proportionately larger. The Southwest Ranches neighborhood, known for Southwest Ranches

Sunrise

Plantation

Weston

Parkland

2010

91

603

604

712

175

2011

105

661

644

705

196

2012

104

699

816

815

230

2013

105

700

915

857

279

2014

92

792

863

823

250

its equestrian lifestyle, also tracks last in terms of transactional volume, in large part as well due to the large site area typical for most residences, which results in lower development density.

Pricing per square foot has increased over 2010 levels in all neighborhoods analyzed, though average appreciation gains are much lower than other submarkets. Price appreciation over 2010 levels for the Western Suburbs ranged from 4.7% for Southwest Ranches and Weston neighborhoods, to 18.8% for Parkland, to 28.9% for the Sunrise neighborhood.

Spotlight: 2014 Luxury Residence Transactions*

Our Luxury Spotlight leader is, far and beyond, Southwest Ranches at an average

Avg. Home Price

# Transactions

home price of $1,659,045, double the amount of second-ranked Weston. The

Southwest Ranches

$1,659,045

22

semi-rural area is very much protected to maintain their farm-like lifestyle. The

Sunrise

$262,207

434

Plantation

$599,031

275

Weston

$820,343

292

Parkland

$786,475

94

town has laws that keep homes from being built on lots of less than one acre and generally stop streetlights and sidewalks from being constructed. To support its equestrian nature, Southwest Ranches has developed miles of multi-use trails.

People can be often be seen riding horses or bicycles throughout the town.

* The top 50% of each market, by average price.

52 | 2015 TRENDS Market Report

Broward

General Statistics

Condos

Waterfront Condos

The Southern Broward County luxury condo market is primarily concentrated on the Fort Lauderdale, Hallandale and Hollywood Beach submarkets, with nearly all of the product on

# For Sale b # Sold b PPSF b

2010

2011

2012

2013

2014

13,522 1,009 $175

10,373 1,169 $170

9,128 1,430 $191

9,200 1,733 $201

11,202 1,690 $202

the waterfront. The Broward market has a larger share of its condo market directly on the sand, as opposed to locations on a waterway, or locations with water views. However, much

PPSF Trendline b

of the “on the sand” product is older, so the pre-construction inventory available today tends to be smaller, with more exclusive,

Non-Waterfront Condos

boutique buildings being proposed. These pre-construction developments are reportedly selling very well because of a lack of new beachfront alternatives.

A review of the Broward condo market data shows that markets across the board have

# For Sale b # Sold b PPSF b

2010

2011

2012

2013

2014

12,191 962 $95

9,136 1,243 $91

8,074 1,614 $95

9,563 2,157 $116

13,249 2,134 $129

been experiencing double-digit appreciation since 2011–2012. Both waterfront and nonwaterfront condos closed 2014 at higher

PPSF Trendline b

average pricing per square foot than they did any of the previous four years. The county’s oceanfront real estate markets are dominated by higher-density condominium developments and, as most of the currently-

Ft. Lauderdale: A Thriving City

under-construction inventory gets delivered to market in 2015 and 2016, this newer product is highly likely to continue to pull up resale pricing even further.

“Second Largest Increase in Metropolitan Employment in the U.S. from 2013 to 2014” - Bureau of Labor Statistics

Like the single-family market, condos in Fort Lauderdale and Broward’s South End tend to attract a large percentage of their buyer pool from Northeastern U.S. and Canada. The city of Fort Lauderdale has quickly evolved to offer

“One of America’s 10 Most

“One of America’s 10

great amenities and a variety of employment

Exciting Mid-Sized Cities”

options, attracting young professionals as

- Movoto National Real Estate

Greenest Mid-Sized Cities” - MyLife.com

in 2015 and be the primary beneficiary of a

“One of the Best U.S. Cities

“Development, Retail Sales Lifting

wave of buyers from these northern markets,

for Global Trade”

provided interest rates remain low.

- Global Trade Magazine

well. Following two back-to-back brutal winter seasons throughout the U.S. and Canada, Broward is likely to see significant demand

Fort Lauderdale-Area Economy” - Sun Sentinel

ONE Sotheby’s International Realty | 53

Luxury Spotlight $1M to $5M Transactions Average Home Price 2014 $1,451,000

2013 $1,395,000

2012 $1,312,000

$1,466,000

2011

Avg. Home Price Trendline h

$1,358,000

2010

Sold h 16

h 27

h 51

h 65

h 52

h 792

h 943

For Sale h 1,069

h 796

h 781

The Broward condo market has not had any

One significant factor in Fort Lauderdale’s

transactions over $5 million in the five years

lack of an ultra-luxury condo market is the age

analyzed in this report. Most of its luxury condo

of the real estate product. The city’s current

market is in Fort Lauderdale’s coastal areas,

situation, however, might change any minute

which are experiencing new development.

with some of the proposed, new development.

In general, real estate prices in Fort Lauderdale

Condominium towers such as Auberge Beach

are much more competitive than they are in

Residences & Spa, an oceanfront project to

Miami. While both markets are experiencing

begin construction during 2015, plan on asking

substantial growth, luxury penthouses in Fort

well over $5 million for the top-level inventory

Lauderdale are usually in the $3-million to

— a price Fort Lauderdale buyers may be

$4-million range. This pricing range represents

willing to pay due to the quality and size of

the top tier of the city’s existing condominium

the product combined with its beachfront

inventory, which usually comes with world-

location, something that is only attainable at a

class amenities and spectacular water views.

much higher premium in other areas.

“Although condo sales do not typically exceed $5

Fort Lauderdale’s new development wave will

million, we project some transactions may inch

also offer some of the higher-level pricing the

up to $6 million sometime during 2015 due to the

city is now used to seeing with projects such

current growth of the Fort Lauderdale market.“

as RIVA, a 100-residence building with luxury

– Susan Rindley, ONE Sotheby’s International Realty

penthouses starting at under $3 million.

La Rive | 715 Bayshore Drive, #401, Fort Lauderdale

54 | 2015 TRENDS Market Report

Broward | South End Condo Market Index The area called Broward | South End is so-named because, relative to the city of Fort Lauderdale, these cities are found to the south. This submarket is comprised of the condo towers located on the barrier island in Hallandale Beach and Hollywood Beach and does not include

Ft. Lauderdale | Broward’s North End

any non-waterfront product outside the beaches.

Miami

Western Suburbs

Hollywood Beach | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

8%

$1,116,829

2,733

$409

2011

21%

$1,224,866

2,742

$447

g 8.5%

2012

18%

$1,494,735

2,959

$505

g 11.6%

2013

14%

$1,309,166

2,680

$489

h 3.4%

2014

9%

$1,397,349

2,575

$543

g 10.0%

on Price/Square Foot

-0+

Hollywood has a number of restaurants and venues all located just

Hallandale, a hotspot for redevelopment, is the first city over the border

off the beach, which is really the focal point of the area. Of note is the

into Broward County. Hallandale Beach features condo towers all along

fact that Hollywood is also the 12th largest city in Florida, as it stretches

A1A overlooking the Intracoastal and Atlantic Ocean. Gulfstream Park

far to the west. The pricing in the graphs and charts reflects only those

and Casino is located in the heart of Hallandale Beach and serves as

condo towers found on the barrier island, all of which are waterfront.

a major demand driver for vacation rentals and full-time residences. In

While Hollywood does have a handful of Downtown condos, these

addition to its entertainment options, Hallandale is also conveniently

towers are miles away from the ocean and command pricing that is far

situated, providing its residents with relatively easy access to the

more modest and outside of the realm of true luxury.

entirety of Broward and Miami-Dade Counties.

Hallandale Beach | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

8%

$459,376

1,554

$296

2011

11%

$491,510

1,610

$305

g 3.1%

2012

11%

$557,194

1,573

$354

g 13.8%

2013

15%

$705,130

1,626

$434

g 18.3%

2014

12%

$729,977

1,613

$453

g 4.2%

on Price/Square Foot

Omissions due to low transaction numbers or absence of market: Northern Beaches and Western Suburbs

-0+

ONE Sotheby’s International Realty | 55

condominiums

East Fort Lauderdale Condo Market Index For the purposes of this report, the Fort Lauderdale condo market excludes the non-waterfront segment. Fort Lauderdale is known as the yachting capital of the world and its atmosphere certainly supports that claim. With dozens of bars and restaurants, it has become increasingly

Broward’s North End

attractive for young professionals, families and retirees alike.

Broward’s South End | Miami

Western Suburbs

East Fort Lauderdale | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

6%

$894,641

2,391

$374

2011

6%

$846,146

2,142

$395

g 5.3%

2012

10%

$929,408

2,243

$414

g 4.7%

2013

12%

$1,089,908

2,409

$452

g 8.4%

2014

9%

$1,097,663

2,171

$506

g 10.5%

on Price/Square Foot

-0+

The New River that runs throughout Las Olas and Fort Lauderdale

Las Olas gets its name from the main street that runs through its heart,

is one of the primary reasons for the absence of “non-waterfront”

Las Olas Boulevard. This street runs parallel to Broward Boulevard and

condominium towers in the area. In addition to the river, there are a

serves as an arts-and-leisure based twin to Downtown Fort Lauderdale.

number of canals and waterways which weave their way through Fort

Las Olas is defined by the tremendous walkability and waterfront

Lauderdale’s Downtown area. The area is seeing an influx of young

character. This is also the center for young professionals in Broward

professionals due to its many financial companies and law offices,

County, which is reflected in the large number of restaurants and bars.

its discounted pricing as compared to Miami-Dade and its access to

The area is also walkable to Fort Lauderdale’s Riverwalk, another

Broward, Palm Beach and Miami-Dade.

central concentration of bars, clubs and restaurants.

Las Olas | Waterfront % of Sample Traded

Avg. Sales Price

Avg. S.F.

Avg. Price/S.F.

Year/Year % Change

2010

10%

$779,103

2,431

$320

2011

7%

$778,120

2,329

$334

g 4.1%

2012

12%

$906,913

2,483

$365

g 8.5%

2013

16%

$940,986

2,318

$406

g 10.0%

2014

16%

$1,100,938

2,381

$462

g 12.2%

on Price/Square Foot

-0+

Condo submarkets do not contain a Luxury Spotlight, since the product sample is already representative of the high-end market. For details on methodology, please refer to page 5.

56 | 2015 TRENDS Market Report

Pre-construction Market Spotlight Our Picks for the Top 30 New Condos Rising in South Florida Area

Development Name

# Units

Unit Sizes (S.F.)

Completion

Coconut Grove

Park Grove

289

747 – 3,590

2017

Brickell

Brickell City Centre

790

870 – 3,200

2015

Brickell

Brickell Flatiron

552

898 – 2,310

2017

Brickell

SLS Lux

450

945 – 1,780

2017

Downtown Miami

One Thousand Museum

83

4,600 – 9,800

2017

Downtown Miami

Miami World Center

482

1,290 – 2,380

2018

South Beach

Three Hundred Collins

19

2,530 – 3,150

2016

South Beach

Louver House

12

2,090 – 2,430

2016

South Beach

Glass Miami Beach

10

1,930 – 3,370

2015

South Beach

1 Hotel & Residences

163

830 – 4,000

2014

South Beach

Shore Club Residences

85

1,000 – 4,000

2015

Miami Beach

Residences at Ritz-Carlton

111

1,750 – 6,530

2016

Miami Beach

L’Atelier

20

2,300 – 8,000

2017

Miami Beach

Beach House 8

8

3,780 – 5,240

2014

Miami Beach

The Bath Club Estates

13

5,620 – 10,200

2015

Surfside

The Surf Club Residences

150

1,200 – 8,000

2016

Bal Harbour

Oceana Bal Harbour

240

1,320 – 4,200

2016

Bay Harbor Islands

Kai at Bay Harbor

58

1,100 – 1,800

2016

Aventura

Marina Palms

234

1,820 – 2,600

2015

Sunny Isles

Mansions at Acqualina

79

4,800 – 16,000

2015

Sunny Isles

Jade Signature

192

1,380 – 4,950

2016

Sunny Isles

Turnberry Ocean Club

154

2,750 – 10,000

2018

Sunny Isles

Armani Casa

260

1,350 – 3,750

2017

Sunny Isles

Muse

68

2,360 – 5,800

2017

Hollywood Beach

Beachwalk

300

1,090 – 1,850

2015

Fort Lauderdale

Paramount

95

1,930 – 3,480

2016

Fort Lauderdale

Auberge Beach Residences

171

1,500 – 5,000

2017

Fort Lauderdale

Adagio on the Bay

12

3,280 – 3,420

2014

Fort Lauderdale

Riva

100

1,500 – 2,500

2016

Sunrise

Metropica

263

740 – 1,300

2016

ONE Sotheby’s International Realty | 57

YOUR TOP RESOURCE FOR SOUTH FLORIDA REAL ESTATE.

Number One

53 Percent

Leader in local luxury condo sales (over $500k)*

Growth in total sales volume from 2013 to 2014

$3 Billion

$1.3 Million

Amount in new, luxury developments represented by ONE

Average listing price in millions (highest in South Florida)*

Four Hundred Fifty

Fifteen Thousand

Local real estate experts, ready to guide you through the market

Global partners within Sotheby’s Realty, the world’s luxury standard

*Data by BrokerMetrics, past 12 months.

AVENTURA · BAY HARBOR · BRICKELL · CORAL GABLES · FORT L AUDERDALE · KEY BISCAYNE · MIAMI BEACH · SUNNY ISLES ©MMXV ONE Sotheby’s International Realty, licensed real estate broker. Sotheby’s International Realty® is a licensed trademark to Sotheby’s International Realty Affiliates LLC. An Equal Opportunity Company. Equal Housing Opportunity. Each Office is Independently Owned and Operated. Statistics provided by Integra Realty Resources – Miami\Palm Beach. The information contained herein is deemed accurate but not guaranteed.