The information resource for Luxury Oceanfront Condominiums in Miami, Sunny Isles, Bal Harbour, Fort Lauderdale, Boca Raton and Palm Beach. (954) 632 3266

Our clients whether establishing a primary residence or as second home buyers, need to know how taxes will affect them. Questions regarding taxes on second home purchases or primary homes can be addressed by our local Property Appraiser websites. They offer estimating tools, to help buyers figure out their tax implications. Taxes vary somewhat from county to county as well as from city to city.

The links below provide useful tools to estimate taxes on  purchases.  Palm Beach County does not offer an Estimator on line, however, they had a   short interesting explanation on condominium assessments. I have included an excerpt below.

Broward County Property Appraisers Tax Estimator

Miami Dade County Property Appraisers Tax Estimator

Palm Beach County Property Appraiser

The following information is from the Palm Beach County Property Appraiser Website:

The Condominium Department appraises residential and
commercial condominiums, townhouses and villas,
cooperatives and zero lot line properties.

Q. How is condominium property assessed?
A. Deputy appraisers use comparable sales data in similar communities to evaluate properties.

Q. How often are condominium properties looked at?
A. Deputy appraisers inspect each property at least once every three years. In addition, sales are analyzed every year for each complex.

Q. What is a condominium unit and how are they appraised?
A. A condominium is a type of ownership with individual units and shared common areas. We usually think of a condominium as a residential unit but it can include properties such as offices and warehouses, parking spaces, trailer parks, cabanas, timeshares, storage units and horse stables.

It is really quite exciting to work with buyer’s on newly completed luxury oceanfront condos. As I have written before, there are incredible opportunities in this particular scenario. Closings are underway at Turnberry Ocean Colony in Sunny Isles and there are prime units to choose from.

Turnberry Ocean Colony, a private, gated community, is one of Miami Beach’s newest and most-luxurious oceanfront residences. Service and amenities offered here are amongst the finest you will find. At Turnberry Ocean Colony you can find large oceanfront condo’s with spectacular oceanviews with 4 or 5 bedrooms.

Here is some data that will provide you with an overview of activity:

• North Tower and South Tower have a combined total of 260 units
• In the past 6 months there have been 10 closed re-sales ranging from $1.1million-$2.43 million
• There are 3 pending contracts
• There are 58 listings on the market ranging from $1.369 million- $5 million
• 25 listings are offered for units over 3000 square feet with 4 bedrooms
• Views offered from residences are both direct ocean and westerly views
• Residences for the most part are decorator ready, however some units have been finished out

To View Listings at the Turnberry Ocean Colony North Tower Click Here

To View Listings at the Turnberry Ocean Colony South Tower Click Here

Even in the luxury condo market you can find motivated sellers and buying opportunities. If you need a large luxury oceanfront condo with the finest service and amenities now is a great time to look into Turnberry Ocean Colony.

Oceanview from balcony at Turnberry Ocean Colony

West View from a residence at Turnberry Ocean Colony

Turnberry Ocean Colony Bar

Turnberry Ocean Colony Pool

Canyon Ranch offers luxury oceanfront condos, a complete healthy lifestyle and right now incredible buying opportunities.

The South Tower has begun closings. The North Tower will begin closings in a couple of months and the hotel and incredible spa facilities will be completed this summer as well. This multi-use project is like non other. The lifestyle and amenities offer an immersion into healthy living on all levels. The options are so extensive but your level of participation will be total personal.

Buying into a luxury oceanfront condo in South Florida has tremendous appeal. Add in the complete lifestyle immersions available to you everyday and night and this project is truly something special. Now here comes the icing on the cake; there are buying opportunities right now. A few select units are being offered by the developer at 2003 price levels and they are selling fast.

The pictures in this post were taken from a corner flow through unit in the South Tower with direct ocean, intracoastal and downtown Miami views.

If you are thinking of buying a luxury oceanfront condo in Miami or South Florida….Canyon Ranch is something really special. RUN DON’T WALK!

Here are Canyon Ranch Condos For Sale These listings are not developer units but resales from previous purchasers. If you would like information on some particularly interesting opportunities…let us know.

I was at the exciting soon to be finished Canyon Ranch today. I was in the South Tower looking north and could not believe the way these construction workers were relaxing in their spare time at the edge of the Carillon Tower.

Now I certainly appreciate the spectacular views, but this is really up close and personal !

To search current listings at Canyon Ranch Click Here.

I have worked with several clients over the last few months that have been interested in One Bal Harbour. I have been kept up to date by the developer on units that they had for sale. Some units came back to them when original purchasers did not close. The number of developer units remaining consistently declined week after week. They are selling them all. Everytime I went to One Bal Harbour with a client, the property was busy with buyers everywhere. Last time I was there, the units we went to were also being seen by a very well known celebrity.

Luxury oceanfront condominiums in South Florida certainly do not appear to be adversly affected by the state of the economy or the current conditions of the national housing market. Here are some interesting facts to support this statement:

One Bal Harbour- Luxury Oceanfront Condo in Bal Harbour.

To view all listings currently on the market at One Bal Harbour Click Here.

• Currently there are 13 condominiums pending closing sale
• Price Range of the 13 units pending are from a low of $1,150,000 to a high of $13,500,000
• 8 of the units pending are offered at a price that exceeds $2,000,000
• There have been 27 closed sales in the last 6 months
• There are approximately 68 units on the market out of 185. About 37%. (revised)

In Miami-Oceanfront condos

• In the last 60 days, there has been 47 closed sales of oceanfront condos exceeding $1 million
• There are 54 sales pending to close that had a listing price over $1million

In Fort Lauderdale-Oceanfront Condos

• In the last 60 days, there has been 11 closed sales of oceanfront condos exceeding $1 million
• There are 40 pending sales over $1 million
• 19 of the pending sales are over $2 million
• An Oceanfront Condo over 6000 square feet listed for $7,550,000 has gone to pending. When it closes it will be the highest recorded oceanfront condo sale in Broward county this year.

We have written about the brisk luxury oceanfront condo market before. There are active buyers out there looking for the really good properties! The data speaks for itself!!

It appears that the ability to subscribe to our blog has been fixed ! You can sign up for our email delivery of blogsouthflorida . You will automatically receive an email when there is new information posted.

Once you sign up you should receive an email immediately requesting you to click for activation. Please feel free to contact us by regular email if you have any difficulties!!

It just came to our attention that some of our subscribers have been dropped due to a technical difficulty. It is being addressed as I write. I will post again shortly when the issue is fixed. If you have subscribed to blogsouthflorida.com in the past, please subscribe again once we announce that the problem has been fixed To subscribe go to the option in the column to the right. Thank you and we look forward to sending you out the latest South Florida luxury oceanfront condo updates!

Â

A while back we wrote about oceanfront alternatives for those that prefer to not live in a high rise.  Villas of Positano is another great alternative in Hollywood. It is a Mediterranean style condominium with only 62 exclusive units and 11 floors.  Built in 2007, it is a luxury condominium on the beach. Units available offer spectacular ocean and intracoastal views. The building includes fitness center, heated pool, spa, sauna. There is access to a private marina across the street with accommodations for a 100 foot yacht. Villas of Positano is minutes from Fort Lauderdale International Airport.

Currently there are 15 units on the market. The least expensive unit is $1,249,000 for over 3000 square feet and is being offered by a motivated seller.  There is also a stunning penthouse with over 5000 square feet offered for $4,600,000.

Buyers are searching for good buys. Are they out there? Yes, but each opportunity is individually based on the motivation and circumstances of the seller and the uniqueness of the condo. This is reflected in the statistical chart below.

I have selected four fine buildings in Sunny Isles to include in a statistical look at prices sold versus price offered. The following buildings are included in the data below Acqualina , Oceans One,Two and Three , Trump Palace and , Turnberry Ocean Colony.

This clearly shows that yes, there are buying opportunities but not everywhere. Exceptional buying opportunities needs to be sought out.

For readers that are not familiar with Sunny Isles, it is located on a barrier island in Northeast Miami-Dade County, is known as the “City of Sun and Sea.” It’s boundaries include the Atlantic Ocean on the east and the Intracoastal Waterway on the west. Golden Beach is placed north of Sunny Isles while Bal Harbour lies to the south. Two and a half miles of fine, sandy beaches holds Sunny Isles together and attracts nearly one million vacationers each year. Currently the city is undergoing a major redevelopment replacing the outdated motels with luxury residential oceanfront development.

Prices for oceanfront condos in new buildings range quite a bit but in the last few months are averaging around $580 sq.ft. The most expensive condo on the market today is at the Aqualina. It is a 6,360 sq.ft. penthouse with 4 bedrooms, 6.5 bathrooms, a family room, den, staff room, guest suite & pool. Over 2,700 sq. ft. of balcony space and 360-degree views. It is being offered at $5,975,000. That is $939 per square foot.