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Not all waterfront properties are equal! While none of the 12 Cocoplum waterfront properties that sold year to date in 2013 are exactly like yours, or the home you are purchasing, they do provide a good basis by which to compare your property with the ‘competition’. For comparison, there were 12 sales in 2013 and 7 in 2012. Considerations when pricing your waterfront home include: Tahiti Beach location (not part of this analysis), bridgeless-to-bay homes, renovated or newer homes, those renovated with one bridge to the bay, sales with no renovations and one bridge to the bay, what is the waterfront linear square footage, and view. It would be a miscalculation to use averages and compare them to the house you want to purchase, or sell, nonetheless, here are the sales numbers:
Comparative Market Summary
CS 6935 PRADO BL ¤2001 ¤LA: 7,423 ¤Lot 29,578 $ 4,500,000 $606.22 02/05/2013
CS 122 ORQUIDEA AV ¤1995 ¤LA: 5,997 ¤Lot 16,271 $ 4,250,000 $708.69 05/16/2013
CS 470 COSTANERA RD 2007 LA: 6,655 Lot 20,375 $ 3,500,000 $525.92 05/31/2013
CS 8065 LOS PINOS CR 1995 LA: 8,333 Lot 22,980 $ 3,625,000 $435.02 04/04/2013
CS 7210 E LAGO DR ¤1982 ¤LA: 6,931 ¤Lot 20,300 $ 3,515,280 $507.18 06/28/2013
CS 332 COSTANERA RD 1995 LA: 5,790 Lot 15,324 $ 3,500,000 $604.49 06/06/2013
CS 104 PALOMA DR ¤LA: 6,576 Lot 17,557 $ 3,000,000 $456.20 04/24/2013
CS 144 PALOMA DR ¤1996 ¤LA: 5,524 ¤Lot 13,017 $ 3,200,000 $579.29 06/05/2013
CS 285 LAS BRISAS CT 1989 LA: 4,866 Lot 14,685 $ 2,750,000 $565.26 07/12/2013
CS 7220 E LAGO DR ¤1985 LA: 6,781 ¤Lot15,800 $ 2,600,000 $383.42 07/22/2013
CS 231 COSTANERA RD ¤2001 ¤LA: 5,728 ¤Lot 15,822 $ 2,800,000 $488.83 07/17/2013
CS 281 COSTANERA RD ¤1984 ¤LA: 4,261 ¤Lot 16,970 $ 2,380,000 $558.55 04/16/2013
To find the value of your home call me, Sheryl DiCarlo, (305)332-3256 to discuss the ratio of the number of listings to the number of sales, the list price to sales price ratio, and the affect of those two numbers on price.
Renovated, and bridgeless average sales price: $606.22
Non-renovated & bridgeless average sales price: $565.00
Renovated w/one bridge to bay: $539.00
Non-renovated w/one bridge to bay: $507.09
Distressed, newer/w/one bridge to bay: $488.83
Analyzing all the sales shows a price increase of approximately 10% year to year.
Call Sheryl DiCarlo (305) 332-3256, for you accurate evaluation and international marketing program.
OPEN TODAY from 2-4 PM Private sanctuary in exclusive gated community of Cocoplum. Custom built 2 story Mediterranean home seeped in natural light and unobstructed water and mangrove preserve views. 5 bedrooms, plus housekeeper quarters, 5 baths, library, wine cellar, artist’s studio and more. Come visit, Sunday, May 19th, between 2-4PM.
SHERYL DICARLO 305.332-3256
Waterfront living at its best in exclusive gated Cocoplum community. Beautiful two story with grand foyer and living room…125 linear sf on the water, 40′ dock, community club house, and tennis courts all make for a great family neighborhood only 10 minutes from downtown Miami. Terrific selection of private and public schools, surrounded by parks and garden lined streets and public areas. Come see for yourself: 168 Paloma Dr. $3,725,000
Open Sun. 2-4PM. Sheryl DiCarlo, 305.332.3256
SOLD BY SHERYL 9301 SW 82 Ave., West of Pinecrest 2006 architect’s rebuilt home sells for $1,100,000!
Exceptional neighborhood with tremendous sales activity, has put this neighborhood in demand. Families looking for close-in proximity to a city center, rapid transit, fabulous parks, and private schools are moving into homes here. Prices range from the low $300′s up to $1,625,000. Many of the homes are on over-sized acres, others on traditional lots of 10,000-15,000 square feet, with the average price per sqft at $195.00 . As prices and inventory see more pressure in neighborhoods East of US 1, this West of Pinecrest neighborhood is experiencing renewed interest from families. Some are looking to completely rebuild, renovate, or just move into the area to enjoy living in the shadow of a larger incorporated area with less congestion.
Call for more neighborhood facts and information:
Sheryl DiCarlo (305)332-3256
Sunday, November 4th First Open House: 168 Paloma Drive, Coral Gables, FL
Custom built 2-story contemporary Mediterranean on wide private canal, minutes to the bay, ( one 21′ bridge, 7′ draft, 40′dock, 81′ wide canal, davits), just repainted and refurbished. Grand foyer and living room w/double high ceilings and fireplace, over-sized dining room w/walk-out entertaining patio, granite kitchen w/wood glass -front cabinetry, plus a big family room & wet-bar entertainment center. Large master & bath suite w/open balconies and water views. 5/4 + library + 1/1 maid’s quarters. Spectacular heated pool/spa, covered patio & summer kitchen, 3 car garage, and 4 new energy efficient A/C’s.
Sheryl DiCarlo $3,895,000 www.thedicarlogroup.com
168 Paloma Drive Broker’s Open House, Wed. October 10th 12-2PM
Custom built 2-story contemporary Mediterranean on wide private canal, minutes to the bay, ( one 21′ bridge, 7′ draft, 40′dock, 81′ wide canal, davits), just repainted and refurbished. Grand foyer and living room w/double high ceilings and fireplace, over-sized dining room w/walk-out entertaining patio, granite kitchen w/wood glass -front cabinetry, plus a big family room & wet-bar entertainment center. Large master & bath suite w/open balconies and water views. 5/4 + library + 1/1 maid’s quarters. Spectacular heated pool/spa, covered patio & summer kitchen, 3 car garage, and 4 new energy efficient A/C’s. Sheryl DiCarlo $3,895,000 www.thedicarlogroup.com
9301 SW 82 Ave Open Wednesday 12-2
Built in 2006, an architectural showcase, custom built 2 story Key West-style home just W of Pinecrest and near the new Riviera Preparatory School. Fabulous wood accented volume ceilings, travertine marble floors, granite kitchen with under cabinet lighting, gas range, interconnecting open rooms seeped in natural light. High energy efficient features, such as tankless hot water heaters, throughout the home. Best value in the surrounding area, come see and judge for your customers. You will be enormously surprised! Reduced to $1,185,000. Sheryl DiCarlo (305)332-3256
Architect’s custom-designed Miami home completely rebuilt in 2006
has now been reduced to $1,185,000
. Two story, Key West-style
residence located on a large lot near the new Riviera Preparatory School, at 9301 SW 82 Avenue
, features six bedrooms and five and one-half baths, and an area that exceeds 5,700 square feet
. Inside, unique architectural details such as travertine floors, fine mill-work detailing and volume wood ceilings accent the homes open spaces.
Center island kitchen, granite counter-tops, wood cabinetry and state-of-the-art appliances including double ovens, a gas cook-top and under-cabinet lighting. Each of the bedrooms-three of which have private bathrooms and walk-in closets-has wood flooring and the master suite, offering stunning views of the pool and patio, features a sitting area, vaulted ceiling, wood-burning fireplace.
The master bath has two separately controlled showheads,as well as a rain shower and jacuzzi. The home has energy-saving devices and underground 1,000-gallon propane tank wiring to accomodate a generator, impact-resistant doors and windows, wood Bahama shutters, and a metal roof, three zones of high efficiency air-conditioning, sound system alarm, security cameras and an abundance of storage. Make you appointment now, recently pended comparable was listed for $1,575,000 at 82 Av and 112 St.
Over a half acre on the Coral Gables Waterway; 6 low bridges to the bay by small, small boat. Structurally sound 4 bedroom 3 baths, 2951 adjusted square feet. Owner just refinished and polished 18×18 Cuban tiles and terrazzo floors, and the interior was repainted. Great value and opportunity to renovate or rebuild this home to your specifications. Corner of Red Road and Salvatierra Drive. $649,000.
Know the market, call Sheryl DiCarlo, 305.332-3256, before making your next real estate move!