Posted by: Richard Recuset | 10/25/2014

Doral Condo/Townhouse Market Update

Year to date 470 units have been sold. Average sold price $234,808. Average price per square foot $170k.

2014-10-25_1851

The following  two chart shows the number of units sold per month and quarters. As you can see the number of sales are slowing down and the number of price adjustments presently is indicative of the shift. It’s quite simple really; if a "properly listed and marketed" home is not getting any offers, it’s time to lower the price or else the home will simply remain unsold until the market matches up with the asking price.

units

unit_quarter

The prices of condo/townhouses have come down a bit but holding steady.

avg_sale_price._quarter

Richard Recuset is a REALTOR®, with Doral Real Estate Group, LLC.. Team leader, Short Sale/foreclosure specialist, Listing Marketing Specialist, Certified Internet Professional, Resort & Second Home Property Specialist(RSPS), and an Accredited Commercial Professional (ACP), serving the City of Doral, Fl., and surrounding areas.Uni 2 combo

When you hire The Recuset team for your real estate needs, you not only get highly qualified professionals on your side, but also access to information, markets, technology and a team of experts from around the world.

You also tap into a global network with vast experience in residential and commercial real estate. That network comprises thousands of dedicated individuals, all with just one thing in mind: producing the best possible results for our clients.

Richard Recuset could be reached at 786-471-5228, Richard@teamDoral.com, 10181 NW 58 ST, Doral, Fl 33178.

“Si usted no dispone del tiempo y/o no posee los conocimientos, entreguele la propiedad en manos de un Corredor calificado”

*Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advise and is for information purposes only.

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Posted by: Richard Recuset | 10/21/2014

Doral Residential Real Estate Update

The following stats are for Single family homes in Doral.

Quite clearly the number of sold homes since the 2nd quarter have been declining.

2014-10-21_1452

The following show sold prices year to date. They’ve been dropping since the beginning of 2014. A whopping 9%.

2014-10-21_1500

To buyers: It’s important to get an accurate estimate of the value of the home considering buying before making an offer, especially when prices are softening.

 

Richard Recuset is a REALTOR®, with RE/MAX Horizon Realty. Team leader, Short Sale/foreclosure specialist, Listing Marketing Specialist, Certified Internet Professional, Resort & Second Home Property Specialist(RSPS), and an Accredited 2821-1369263164Commercial Professional (ACP), serving the City of Doral, Fl., and surrounding areas.

When you hire The Recuset team for your real estate needs, you not only get highly qualified professionals on your side, but also access to information, markets, technology and a team of experts from around the world.

You also tap into a global network with vast experience in residential and commercial real estate. That network comprises thousands of dedicated individuals, all with just one thing in mind: producing the best possible results for our clients.

Richard Recuset could be reached at 786-471-5228, Richard@teamDoral.com, 8300 NW 53 ST, Doral, Fl 33166 (Downtown Doral)

“Si usted no dispone del tiempo y/o no posee los conocimientos, entreguele la propiedad en manos de un Corredor calificado”

*Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advise and is for information purposes only.

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Posted by: Richard Recuset | 10/11/2014

Before you buy into the community …

Knowing what to look for in the governing documents of condo and homeowners’ associations can save you a lot of grief. Buyers often move into homes in community associations without full awareness of the rules and regulations that govern their use of the property. I’ve seen closings on units where buyers don’t realize that they can’t have a dog or that only one vehicle per unit is  allowed. As a result the property management company end up being the bad guys more often than not, when all they do is educate the buyers on what they bought. This is why it’s incumbent upon buyers and sellers to get as much information as possible  about life in a community or condo association.

Community Association

A community association is a non-profit corporation established to preserve property values in a development. The term includes homeowners’ associations, condominium associations, property owners’ associations and cooperative associations.

A community association is governed by a board of directors consisting of homeowners who are elected by their fellow residence and who volunteer their time to set policies. Some associations hire an outside management company to handle the day to day job of running the association (collecting monthly assessments, handling maintenance of common areas, notifying homeowners of rule violations, etc). Smaller associations may rely on volunteers to handle such tasks.

It’s a thankless job and because of that there are ample opportunities for opportunist to take advantage of the fact that there are hardly any checks and balances procedures in place to stave off those with poor character and judgment. (Boards of directors- some times self appointed to self serve-kickbacks run rampant). Look into the association-members of the  board. Just by asking a few residents and looking at the upkeep of the property you’ll be able to get a good idea of how well or poorly things are being managed.

Common Restrictions

Pets – Some prohibit pets outright; others allow pets of a certain size or type.

Rentals – This is a common issue in Florida, as many buyers – particularly those buying into resort areas- want to retain the right to rent out their units.

Vehicles – Some restrict the amount of cars and type. For those who own commercial vehicles, RV, boats and trailers, you might want to get answers to very specific questions regarding this matter.

Home Offices

Most associations have updated their documents to allow residents to maintain home offices in certain situations. Generally, home offices are allowed when permitted under local zoning codes and one that generates no traffic or noise.

Exterior Alterations

Many buyers are unaware that there are strict limitations on their right to alter the exterior of a unit or home in a community association. Must get association approval before any changes are undertaken. This includes painting, additions and even landscaping changes.

Note: A property management company is  hired by the association board members (Community homeowners). The property management company while very well intended, is at the mercy of the board of directors. So a good property management company can guide the members of the board as to proper ways of running the organization, but they can’t make them (board members) do what they are supposed to do. Also, if there is a one man board, or one where there is a board but the president is pretty much on his or her own, it makes for a perfect setting of corruption and mismanagement. If your situation is the latter, get involved pronto!

 

Richard Recuset is a REALTOR®, with RE/MAX Horizon Realty. Team leader, Short Sale/foreclosure specialist, Listing Marketing Specialist, Certified Internet Professional, Resort & Second Home Property Specialist(RSPS), and an Accredited 2821-1369263164Commercial Professional (ACP), serving the City of Doral, Fl., and surrounding areas.

When you hire The Recuset team for your real estate needs, you not only get highly qualified professionals on your side, but also access to information, markets, technology and a team of experts from around the world.

You also tap into a global network with vast experience in residential and commercial real estate. That network comprises thousands of dedicated individuals, all with just one thing in mind: producing the best possible results for our clients.

Richard Recuset could be reached at 786-471-5228, Richard@teamDoral.com, 8300 NW 53 ST, Doral, Fl 33166 (Downtown Doral)

“Si usted no dispone del tiempo y/o no posee los conocimientos, entreguele la propiedad en manos de un Corredor calificado”

*Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advise and is for information purposes only.

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Posted by: Richard Recuset | 10/10/2014

Free Tutoring

Wow! Well, its free and government run. I hope it’s well run, if not, you get what you pay for.

 

Tutor.Com

 

Richard Recuset is a REALTOR®, with RE/MAX Horizon Realty. A team leader, Short Sale/foreclosure specialist, Listing Marketing Specialist, Certified Internet Professional, Resort & Second Home Property Specialist(RSPS), and an Accredited 2821-1369263164Commercial Professional (ACP), serving the City of Doral, Fl., and surrounding areas.

When you hire The Recuset team for your real estate needs, you not only get highly qualified professionals on your side, but also access to information, markets, technology and a team of experts from around the world.

You also tap into a global network with vast experience in residential and commercial real estate. That network comprises thousands of dedicated individuals, all with just one thing in mind: producing the best possible results for our clients.

Richard Recuset could be reached at 786-471-5228, Richard@teamDoral.com, 8300 NW 53 ST, Doral, Fl 33166 (Downtown Doral)

“Si usted no dispone del tiempo y/o no posee los conocimientos, entreguele la propiedad en manos de un Corredor calificado”

*Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advise and is for information purposes only.

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Posted by: Richard Recuset | 10/05/2014

Doral Pines for Rent

This is a great two story 3/2.5, one car garage, rental home in Doral Pines backing the Doral Country Club Golf Course. The home has 1,743 sqft.

Listed for $2,300 Month

A1763400_101_12 035

            Front of the house                                        Kitchen & Family Room

036 040

Kitchen                                                                          Living from

041 042

                                    Golf Park view from Master Bdr. Balcony

Back Yard 108

This community resides right across the street to the Mark Levy Park:

This 14-acre state-of-the art neighborhood park features spectacular sports fields, a multipurpose recreational center, and is an ideal venue for celebrations, festivals and community events. Morgan Levy Park features:

  • 4,000 sq. ft. Community Center
  • Five (5) hard surface tennis courts
  • Three (3) regulation size and one (1) junior size basketball court(s)
  • Two (2) sand volleyball courts
  • Four (4) soccer fields
  • Fitness walking/jogging trail
  • Restroom facilities
  • Pavilion

Hours of Operation
Facility
Monday-Friday: 7:00 AM – 9:30 PM
Saturdays & Sundays:  8:00 AM – Sunset
Holidays: 8:00 AM – 6:00 PM

Morgan Levy Park Community Center
Monday-Friday: 9:00 AM – 9:00 PM
Saturdays: 9:00 AM – 4:00 PM
Sundays: Closed

Feel free to call for further information and showings.

Richard Recuset is a REALTOR®, with RE/MAX Horizon Realty. A team leader, Short Sale/foreclosure specialist, Listing Marketing Specialist, Certified Internet Professional, Resort & Second Home Property Specialist(RSPS), and an Accredited 2821-1369263164Commercial Professional (ACP), serving the City of Doral, Fl., and surrounding areas.

When you hire The Recuset team for your real estate needs, you not only get highly qualified professionals on your side, but also access to information, markets, technology and a team of experts from around the world.

You also tap into a global network with vast experience in residential and commercial real estate. That network comprises thousands of dedicated individuals, all with just one thing in mind: producing the best possible results for our clients.

Richard Recuset could be reached at 786-471-5228, Richard@teamDoral.com, 8300 NW 53 ST, Doral, Fl 33166 (Downtown Doral)

“Si usted no dispone del tiempo y/o no posee los conocimientos, entreguele la propiedad en manos de un Corredor calificado”

*Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advise and is for information purposes only.

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Posted by: Richard Recuset | 10/05/2014

The Greens at Doral Market Update

I recently presented the following information to another prospective client wanting to sell.

The Greens at Doral is a community of 441 condos. 2/2 & 1/1. bed/bath.

Average monthly maintenance $260.

A gated community with 2 community pools, tennis court, Gym, and racquetball court.

Walking distance to Publix, Starbucks, Panera Bread and others.

Entrance  Pool2

Update on the latest actual sales in The Greens of Doral:

Based on 2 bed, 2 bath units.

Picture1

*Source – Miami Board of Realtors 10/4/14

 

AVG DAYS ON THE MARKET = 192.50 (Do to overpriced listing prices)

Rental Market- 2/2 are renting at this time between $1,500 – $1,700.

 

Richard Recuset is a REALTOR®, with RE/MAX Horizon Realty. A team leader, Short Sale/foreclosure specialist, Listing Marketing Specialist, Certified Internet Professional, Resort & Second Home Property Specialist(RSPS), and an Accredited 2821-1369263164Commercial Professional (ACP), serving the City of Doral, Fl., and surrounding areas.

When you hire The Recuset team for your real estate needs, you not only get highly qualified professionals on your side, but also access to information, markets, technology and a team of experts from around the world.

You also tap into a global network with vast experience in residential and commercial real estate. That network comprises thousands of dedicated individuals, all with just one thing in mind: producing the best possible results for our clients.

Richard Recuset could be reached at 786-471-5228, Richard@teamDoral.com, 8300 NW 53 ST, Doral, Fl 33166 (Downtown Doral)

“Si usted no dispone del tiempo y/o no posee los conocimientos, entreguele la propiedad en manos de un Corredor calificado”

*Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advise and is for information purposes only.

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Posted by: Richard Recuset | 10/03/2014

Veteran’s Day Doral

 

Richard Recuset is a REALTOR®, with RE/MAX Horizon Realty. A team leader, Short Sale/foreclosure specialist, Listing Marketing Specialist, Certified Internet Professional, Resort & Second Home Property Specialist(RSPS), and an Accredited 2821-1369263164Commercial Professional (ACP), serving the City of Doral, Fl., and surrounding areas.

When you hire The Recuset team for your real estate needs, you not only get highly qualified professionals on your side, but also access to information, markets, technology and a team of experts from around the world.

You also tap into a global network with vast experience in residential and commercial real estate. That network comprises thousands of dedicated individuals, all with just one thing in mind: producing the best possible results for our clients.

Richard Recuset could be reached at 786-471-5228, Richard@teamDoral.com, 8300 NW 53 ST, Doral, Fl 33166 (Downtown Doral)

“Si usted no dispone del tiempo y/o no posee los conocimientos, entreguele la propiedad en manos de un Corredor calificado”

*Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advise and is for information purposes only.

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Well, the saga continues. It seems the Trump organization is within their rights, but then again, is it fair to the homeowners?  Will there be a compromise? How much of an effect will the obstruction of the views and or beautification (depends how one see’s it), affect property values?

Donald Trump, neighbors have different views of Doral golf course | The Miami Herald.

Richard Recuset is a REALTOR®, with RE/MAX Horizon Realty. A team leader, Short Sale/foreclosure specialist, Listing Marketing Specialist, Certified Internet Professional, Resort & Second Home Property Specialist(RSPS), and an Accredited 2821-1369263164Commercial Professional (ACP), serving the City of Doral, Fl., and surrounding areas.

When you hire The Recuset team for your real estate needs, you not only get highly qualified professionals on your side, but also access to information, markets, technology and a team of experts from around the world.

You also tap into a global network with vast experience in residential and commercial real estate. That network comprises thousands of dedicated individuals, all with just one thing in mind: producing the best possible results for our clients.

Richard Recuset could be reached at 786-471-5228, Richard@teamDoral.com, 8300 NW 53 ST, Doral, Fl 33166 (Downtown Doral)

“Si usted no dispone del tiempo y/o no posee los conocimientos, entreguele la propiedad en manos de un Corredor calificado”

*Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advise and is for information purposes only.

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Posted by: Richard Recuset | 09/17/2014

Places you might not want to call home

The following chart shows states you might not want to call home:

Richard Recuset is a REALTOR®, with RE/MAX Horizon Realty. A team leader, Short Sale Agent, Listing Marketing Specialist, Certified Internet Professional, Resort & Second Home Property Specialist(RSPS), and an Accredited 2821-1369263164Commercial Professional (ACP), serving the City of Doral, Fl., and surrounding areas.

When you hire The Recuset team for your real estate needs, you not only get highly qualified professionals on your side, but also access to information, markets, technology and a team of experts from around the world.

You also tap into a global network with vast experience in residential and commercial real estate. That network comprises thousands of dedicated individuals, all with just one thing in mind: producing the best possible results for our clients.

Richard Recuset could be reached at 786-471-5228, Richard@teamDoral.com, 8300 NW 53 ST, Doral, Fl 33166 (Downtown Doral)

“Si usted no dispone del tiempo y/o no posee los conocimientos, entreguele la propiedad en manos de un Corredor calificado”

*Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advise and is for information purposes only.

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Posted by: Richard Recuset | 09/10/2014

Don’t miss out on Midtown Doral

In my opinion, this project is the best, if not, one of the best in all of Doral for many reasons beyond the short list below:

The breathtaking blend of gorgeous architecture, thriving businesses and sophisticated residences makes Midtown Doral the pinnacle of modern living.
Features:
-Contemporary architecture and all the latest technology
-Pedestrian-friendly, street-front restaurant and retail spaces with outdoor terraces
-Paved, sun-lit arrival entrances complete with plazas, courtyards and fountains
-Open-air amphitheatre with a stage for live performances
-Triple-height lobby, accented with high-end furnishings
24-hour welcome desk with concierge and valet services
-Smart-building technology and high-speed wireless access in common areas
-Multiple high-speed, controlled-access elevators
-Beautifully landscaped buildings with greenery throughout and sitting areas
-Elegantly furnished Resident Meeting Room to convene in comfort and style
-Relaxing lobby area for residents
-Private parking for resident owners

For availability and prices call now! 786-471-5228

 

Don’t say later, boy I wish I would’ve bought something there. “It’s a fantastic project, with great surrounding amenities.”

Richard Recuset is a REALTOR®, with RE/MAX Horizon Realty. A team leader, Short Sale Agent, Listing Marketing Specialist, Certified Internet Professional, Resort & Second Home Property Specialist(RSPS), and an Accredited 2821-1369263164Commercial Professional (ACP), serving the City of Doral, Fl., and surrounding areas.

When you hire The Recuset team for your real estate needs, you not only get highly qualified professionals on your side, but also access to information, markets, technology and a team of experts from around the world.

You also tap into a global network with vast experience in residential and commercial real estate. That network comprises thousands of dedicated individuals, all with just one thing in mind: producing the best possible results for our clients.

Richard Recuset could be reached at 786-471-5228, Richard@teamDoral.com, 8300 NW 53 ST, Doral, Fl 33166 (Downtown Doral)

“Si usted no dispone del tiempo y/o no posee los conocimientos, entreguele la propiedad en manos de un Corredor calificado”

*Nothing in this article is intended to solicit listings currently under contract with another broker.  This article offers no legal or tax advise and is for information purposes only.

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