Juan Leal - Miami South Beach Real Estate

Brand Expands Success Beyond Downtown Manhattan to Gansevoort South with Signature Rooftop Pool, Multi-level Beach Club, Luxe Paradiso Condos

A classic Miami Beach landmark - once the site of the East Coast's largest resort, the Roney Plaza - is shedding its old identity as it takes on a 21st century persona: Gansevoort South. This luxury mixed-use development will be an extension of the Gansevoort brand beyond New York City's Hotel Gansevoort in Manhattan's vibrant Meatpacking District.

The Gansevoort brand has emerged as a "next generation" developer of stylish urban resorts in evolving neighborhoods. Father-and-son team William and Michael Achenbaum, principals of the Gansevoort Hotel Group, have joined forces with the New York-based Chetrit Group and noted architect Stephen B. Jacobs, to develop the Gansevoort South, scheduled to open in January 2007.

In Miami Beach, the project will be located on 24th and Collins, widely considered to be the next epicenter of South Beach. There will be 102 condo-hotel units and 259 straight condominiums called Paradiso. The condo-hotel units and condominiums are available for sale.

An Oceanfront Oasis
The building, originally constructed in the late 1960's in the classic Art Deco style of South Beach, is being entirely redesigned around a tri-level private beach club that will anchor the development and serve as its centerpiece and central gathering spot. Architect Stephane Dupoux, well-known for his Nikki Beach Miami design, is creating the beach club blueprint. The beach club's design and décor will be clean and crisp, utilizing a primary color scheme of rich chocolate brown, deep royal blue and pure white. Furnishings, fabrics and finishes will evoke a contemporary tropical style. In the evenings, flames from strategically placed fire pits will reflect on the pool.

The main level, 12,000-square-foot semi-circular oceanfront pool deck will be a relaxing oasis with an expansive bar and restaurant overlooking an infinity-edge pool trimmed with Bisazza glass tiles in shades of deep blue and gold. A Jacuzzi, partially shaded by an open-air trellis, circular lounges and towering trees will complete the setting. The mezzanine level lounge area will provide easy access to all levels of the club. The beach level will feature the club's main bar and a seating area with oversized lounges and private cabanas with ocean views.

As in New York, the signature feature of the Gansevoort brand will be the rooftop, which will be transformed into a tropical haven dotted with coco palm trees and whimsical cabanas. An urban retreat, the 28,000-square-foot space will offer uninterrupted views of the Atlantic Ocean, South Beach and downtown Miami. The 112-foot outdoor pool with underwater music and lights will be joined by a stylish bar and lounge.

Gansevoort South will also feature a 42,000-square-foot David Barton Gym and 10,000 sq ft spa.

Oversized Rooms and All the Comforts of Home

While design is a top priority, comfort and convenience are equally important. To that end, plush feather mattresses will be covered with 400-thread-count Egyptian cotton linens and all rooms will be equipped with a plasma-screen TV. Complimentary high-speed Internet access will be available in each guest room, as well as Sony stereos, cordless phones, multi-line telephones with voice mail and data line capabilities, direct DID and fax lines that accommodate a laptop, and an in-room safe. Guest services will include 24-hour room service and concierge, turndown service, same day laundry/dry cleaning, and complimentary daily newspaper. The hotel will offer a frequent stay/loyalty program for guests.

The Next Epicenter of South Beach
Gansevoort South will move into an emerging oceanfront neighborhood at the forefront of a renaissance. Dozens of cultural institutions, art galleries, museums, shops, restaurants and nightclubs in the north end of South Beach are already experiencing an urban revival.

The recently renovated Jackie Gleason Theater of Performing Arts Center, Bass Museum and multi-million dollar renovations to the Bayshore Golf Club, Miami Beach Regional Library and Collins Park reflect the evolution of the area. Just blocks away, residents and visitors will enjoy the innovative Miami City Ballet building, Lincoln Road Mall and much more.

"Do you have some money to lend me?" "...Let me see.. Tell you what ....let me ask my lawyer... if he says YES then I'll get a new one." We all know the truth. No body wants to give or lend money very easily and with good reason. Often times its for personal reasons, or perhaps business with no real inventive or time-line. Well the Flamingo South Beach North Tower Agents are fairly quick but just in case they might get busy you may wish to get your Flamingo South Beach North Tower Deposits faster by requesting it direct from the source.

So today I spoke with Cassandra the Flamingo Condos Contract Manager for the North Tower developer MCZ/CENTRUM. She told me that all you have to do is email her to confirm that you want to cancel the North Tower contact. Email her directly at cpalanza@mczcentrum.com in reference to the unit number.

She also told me that they will mail you a document that you need to sign and send back to them. So please confirm your mailing address with her. This whole process should take less than 2 weeks to get your Escrow Check. If you have any questions she can be reached at 305-604-9445. For south tower sales information, contact Juan Leal at (305) 975-7472. If you enjoyed this post, please subscribe to my RSS feed!

I had many concerned buyers contact me strongly dissatisfied with the limited selection of the remaining developer units and options that they have been recommended.

For those of you who missed the boat (check the original post here), the Flamingo South Beach Condos North Tower is NOT going condo. So what are the current alternatives for these North Tower Contract Holders?

Option A
Buy the less than 40 units remaining from the developer. Many of these are 2^nd tier units which where originally over looked by buyers and are still over priced since they started selling in May 2005. The only way these units might sell is with a "strong" incentive and / or extremly creative deal.

The good news is Flamingo South Beach developers are offering some incentives. In some cases as high as 6% back or some other fees waived. I still think that at a 10-20% price premium it proves to be a tough sale. Many have minimal views and / or no balconies. Another thing to look out for is with a larger size unit comes increasingly higher maintenance fees. All of which will reduce your bottom line when is time to secure a new tenant.

They have a great hard working staff who is dedicated to help you find the right unit for you. So I wouldn't suggest discounting it right away but unfortunately many will have no choice but to seek other resources if they are not satisfied with the limited inventory they have access to.

Option B
Call your local hot shot independent real estate agent who is familiar with Flamingo South Beach Condos. He or She will search for you the best deals available and often already know all the Foreclosures and other non public listings to find the Perfect Apartment Home or Investment for you. With a little patience you will find the equivalent unit you "purchased" at the North Tower for a discount in the South Tower. You may also wish do a little bit or research first. You may View Listings now or Search MLS for other options that might interest you, and when you call you will be more informed.

At the current Flamingo South Beach developer's prices, I predict it will take until the end of this year for them to sell the majority of the south tower, but not before they adjust their prices. The smart buyers now are looking for more choices, flexibility and deals from distressed owners and motivated sellers. Sellers usually are more adapt to negotiate and will work with you instead of a big box developer and their one sided contracts with no financing contingency. For south tower sales information, contact Juan Leal at (305) 975-7472. If you enjoyed this post, please subscribe to my RSS feed!

I just had a huge price reduction on a Flamingo South Beach Penthouse 1 Bedroom Condo Apartment and there's still room to negotiate. This is the lowest Flamingo Miami Real Estate priced Direct Bay View 1 Bedroom, The Balcony Faces West towards the Bay and the city the Miami Downtown Skyline. This is the Best Angle/Side of all the One Bedrooms (all wide bay view from the hall way). Estimated Monthly Taxes are $540 plus Condo Maintenance Fees of $450. Today's Estimated Rental Income is $2,000 Monthly on a 1 Year Lease or $2,500-3,000 Monthly on Short Term Furnished Rentals. With a little work you can even raise the ceiling 2-3 feet since it's a penthouse unit. Unit needs work and is sold as-is, seasonal rental income can not be guaranteed and is based on many factors. All quoted rentals rates are maximum potential on a subject or comparable unit, your specific circumstances, furniture, furnishings and current market conditions will determine the ultimate price. As the Flamingo South Beach expert, I can help you find exactly what you're looking for. For sales information, contact Juan Leal at (305) 975-7472.

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The people have spoken, and this is what they have to say: the following companies are the best of the best in the Miami real estate industry.

Miami Agent's first annual Agents' Choice Awards survey winners were selected by readers, who voted for their favorites via the Web site, MiamiAgentMagazine.com.

The online survey featured categories ranging from "Favorite Web Site" to "Favorite New Landmark" and "Favorite Sales Center." Inside this month's cover story, you will find the people and places throughout Miami that Miami Agent Magazine's Realtor readers feel demonstrate quality, originality and professionalism. You will see photos of the people responsible for carrying out these admirable visions, their thoughts on why their projects are Miami favorites and, in some cases, breathtaking views of the projects themselves.

Below are just 2 of your favorites, Miami, so take a look at the companies and projects that the industry is raving about.

Favorite Place to Live
Flamingo South Beach
Flamingo South Beach provides an environment where the pleasures of resort living frame daily life."The Flamingo is a place where you'll admire the dolphins swimming in the bay as you walk to your car in the morning. Where you won't have to drive to pick up groceries because there will soon be a high-end gourmet market on the property," says developer Michael Lerner of Chicago-based MCZ/Centrum. "For our residents, a resort lifestyle is a priceless luxury."

Flamingo South Beach consists of 1,688 units in three towers, situated on a 16.5-acre property with expansive views of Biscayne Bay, Star Island and downtown Miami. The 614 homes in the recently-launched north tower include studios, one- and two-bedroom residences ranging in size from 500 square feet to 1,400 square feet. Prices range from the $300,000s to the $600,000s.

Units feature glass balconies, impact-resistant sliding glass doors, high-speed Internet access, satellite television, walk-in closets and full-sized washer and dryers.

Favorite Sales Marketing Company
Douglas Elliman Florida
The mission of Douglas Elliman Florida is to deliver the best possible service to its customers. To accomplish this, the company works tirelessly to provide unwavering support to its agents. Douglas Elliman Florida continuously strives to achieve the most exacting standard of excellence on which the firm was founded nearly a century ago.

Douglas Elliman Florida provides an intimate working environment, giving the partners the opportunity to collaborate and share information. Training, agent development and ongoing industry-specific education are also paramount. By offering a platform from which agents have the opportunity to network with a base of more than 3,500 high-caliber industry professionals in the Northeast, Douglas Elliman Florida is better able to service the needs of customers.

The management team at Douglas Elliman Florida is a diverse and harmonious hybrid of forward-thinking real estate professionals. The company's business philosophies are fundamental; however, by necessity of evolving customer needs, Douglas Elliman Florida is not bound by convention.

"May I have your attention please"... no this is not another fire alarm… or two lose models on the 12th floor… I'm writing to let you know we have two really great Miami Beach Real Estate Pre- Foreclousre opportunities for you. Often I hear investors tell me "just call me when you have a deal" well recently listed we have 2 beautiful Pre- Foreclosure properties available for sale in the Flamingo South Tower. So Consider this your official Notice. My long-term out look for the Flamingo South Beach condo is bright. 1 BEDROOM / 1 BATH - CLICK FOR LISTING DETAILS The first Pre- Foreclosure is a One Bedroom on the 8th floor with a Balcony. This condos view looks over South Beach and the Ocean from a distance, I previewed this unit last week and noticed all the appliances and carpets have been replaced with brand new ones. It appears that no one has even lived in this miami beach condo since the developer sold it. At its currently listed price of $254,000 it represents a 30% drop from its purchase price just a year ago. Even with the soft real estate market at this price you will be protected with instant equity and should easily positive cash floor once rented. The 38 available One Bedroom condos average approximately $500 per square foot, with this particular unit being the lowest at $341 per foot. It doesn't take a doctor of to figure this one out. 2 BEDROOM / 2 BATH - CLICK FOR LISTING DETAILS The 2nd Flamingo South Beach short sale is a Two Bedroom condo on the 7th floor with a fantastic terrace. It's a direct bay view unit that has unbelievable views of Biscayne Bay, Star Island and the entire Miami skyline. This one by far has one of the best views in the condo complex and is currently listed at $420,000. This is the lowest priced 2 bedroom in Flamingo, in fact comparable 1 Bedrooms are approaching the $400,000. A truly amazing feat 2 rooms for the price of one. The 24 listed 2 Bedroom Apartments average approximately $514 per square foot with this particular unit being the lowest at $395 per foot. I give this one a strong buy recommendation. If you're looking for tremendous investment potential, you can't go wrong with a Flamingo South Beach or Miami Beach condo. Besides its amazing year round weather, abundant recreational activities and nightlife, Miami Beach is sure to retain its attraction as a playground for the wealthy. Diversify your financial portfolio with a Flamingo South Beach or Miami Beach condo. As the Flamingo South Beach expert, I can help you find exactly what you're looking for. For sales information, contact Juan Leal at (305) 975-7472. If you enjoyed this post, please subscribe to my RSS feed!

South Florida Business Journal - by Oscar Pedro Musibay

MCZ/Centrum, converter of the Flamingo apartments, is giving back deposits to buyers in the north tower of the Miami Beach complex because the developer hasn't been able to nail down unit closing dates.

"If the people don't want to wait, because we can't give them a closing date, we will give them the deposits back," MCZ Chief Executive Officer Michael Lerner said Monday.

He said sales in the north tower stalled at 200, and blames the market downturn - not the product or location.

"We don't know when the building will be converted to condo," Lerner said of the 614-unit north tower. "We have to hit a critical number before we start converting."

Lerner said the north tower will continue as a rental until sales hit the critical threshold - a number he would not disclose. The elliptical building in the center, which is the newest and the crown jewel of the complex, also remains a rental.

He said Fortune International, which is handling sales, has shifted its attention to the south tower, which has 562 units and is nearly sold out.

In 2005, MCZ/Centrum signed a deal with owner AIMCO, a Denver-based real estate investment trust, to pay $625 million for the 1,600-unit Flamingo on Biscayne Bay. The deal was structured in three phases - one for each of the towers - so MCZ/Centrum, a joint venture of two Chicago developers, could break up the financing.

AIMCO sold the south tower for $163.5 million. It also provided MCZ/Centrum with $5 million options on the two remaining towers. Lerner said he would renew the options when they come due.

The developer agreed to pay $169 million for the north tower and $267.5 million for the 513-unit, center building. AIMCO still owns the center and north towers, Lerner said.

A call to AIMCO was not immediately returned.

As part of the 2005 deal, AIMCO claimed the first $19.8 million in profits from unit sales, whether or not the other sales went through.

William Bloom, the Holland & Knight partner who represented MCZ/Centrum, did not immediately return a call seeking comment.

Adam Greenberg, managing director of BayBridge Real Estate Group, owns a studio in the south tower and has a contract on a 1,080-square-foot unit in the north tower. He's had $29,000, his 10 percent deposit, tied up in the project for nearly a year. He thought he would have closed on the one-bedroom unit by fall 2007.

Greenberg said he's ecstatic

Are you searching for a new place in the Flamingo South Beach, Don't get scared this season. MrFlamingo South Beach will get you in quickly before this Halloween. I have personally researched the best deals on the market today... these are the best options.

So which Tower is the Best for me?

South Tower - Upgraded hip condo building, short term & furnished units available, includes up to 2 free DavidBarton Gym memberships
North Tower- All rental, some what cheaper than South Tower, lease subject to 60 day kick out clause when they convert to condos, plus construction noise when in progress, gym memberships are $50 each, only long term unfurnished
Center Tower- More expensive, semi-private, newer tower and larger floor plans, gym memberships are $50 each, only long term unfurnished

PLEASE NOTE: All quoted rental prices unless otherwise indicated are Asking Price for unfurnished units with long-term lease and it does not include parking access which is is available for additional fee. The information is deemed (as of press time) to be accurate however it's not warranted and/or may be subject to change anytime without notice.

OK, so now what are my best options?

Option 1
You decided to enjoy the sunny condo South Tower, then check out these Selected listings direct from the Multiple-Listing Service. Please reference the unit number when emailing me in regards to any of these South Tower Apartments so we can make an appointment to see them.

Option 2
Grab an AIMCO Community managed 1 Bedroom apartment. While there is usually a more expansive application process and a minimum lease of 7 months, this may be the way to go for you. Prices start from $1,479 in the North Tower to $1,899 in Center Tower. Think! I have worked in the leasing office before it went condo... You will benefit from having me, an experienced Relocation Agent that knows how they negotiate and how their system works. Calling them directly or with another Realtor may not get you the same results as having someone in good terms with both the leasing agent staff and managers. You also save money by me knowing exactly how they work and what concessions they can and cannot give and when if they can ..will they do it... PLEASE NOTE I MUST ACCOMPANY YOU ON YOUR FIRST VISIT in order to help here. Please contact me today to schedule an appointment with the onsite-leasing staff.

Option 3
Steal an Unlisted Deal in South Tower. I have an owner who has 2 Studios for lease. Very rare in the Flamingo South Beach but both have balconies. If you check now there are no Studios with Balconies listed on the market anywhere, the only other Studio listed is $1,850 furnished with no balcony. The first Studio is a Direct Bay unit that is totally updated and renovations should be completed in the next few days, this is the ideal Winter Vacation spot or South Beach Bachelor Pad and simply the Best View anywhere for the complex for a Studio Apartment. The other Studio priced at $1,400 Faces East towards Miami Beach and Bay Road, not exactly an Ocean view because of the low floor but it's the best line to be in on the East Side. The Owner is willing to furnish one or both Studios within reason but this will be discussed later or on a case by case basis and for additional cost. For details or showing information please text me.

Last but not "lease" if you have read this far you deserve a little surprise: My little top secret listing. A 1 bedroom with balcony on the courtyard and bay side is NOW available for $1,400. True the view is not all that greatest since it's from a lower floor and the trees block part of it. However this is by far the lowest priced 1 bedroom in flamingo if not on south beach (for the size, amenity, location and condition-of course)... this is a steal!!!!!!!!!. Anyway if you absolutly need the view it will go for $1,860 on a higher floor... but this needs to be priced lower. For more information to lease, sell or buy please contact MrFlamingoSobe. Expiernced, Trained and dedicated to the Flamingo South Beach community I will make sure you the most out of your time and money. contact me today +1 305-9757472

September has historically been the slowest month in Miami Beach rentals and Flamingo South Beach is certainly not an exemption. The last half of September has been incredibly slow with some top realtors reporting little to no leases closed and the Leasing office Relocation agents indicating a 50% drop in business. We have seen inventory almost double since its peak in early August. For example just looking at available listed 1 bedrooms in August there were 10 units then and now we have 19, but this is soon to change. High Season is very fast approaching and along with the sexy super models (and end of the wet season....finally please) come higher prices and less inventory. Tenants now is the time to get a deal, landlords get ready to kick it in high gear.

Deals

The best deal on the market is unit 1242, a one bedroom with a balcony that faces the bay & courtyard, It just got listed today for $2,000 however the owner will consider providing parking for free (a $150 value) if we find a quick 1 year lease to turn it over. This is by far the lowest priced 1 bedroom with both balcony and bay view. The closest one is the over priced unit 1018 that has been sitting on the market for weeks. While 1018 is the best direct bay line and it even includes wood floors I predict it will lease for $2,000-2,100.

The next lower priced one unit 858 is listed at $1,750. This 1-bedroom is now back on the market and it faces the courtyard and bay however it has no balcony which has proven difficult to rent and a very firm owner who refuses to lower her price. It has been on the market since early August, I believe a price of $1,600-1,650 will get this leased right away.

And now my top pick of month a high floor super large "fully furnished" 1 bedroom corner unit, this exquisite residence faces directly on the bay with balcony towards bay / garden side. It is a fully upgraded unit by the developer and the finishes are very modern and trendy but still just little basic cookie cutter. It includes all the expected refinements, stainless steel appliances, title, and upgraded cabinets and sinks in the bathroom. However the owner has done an impeccable job furnishing the apartment with a professional interior decorator and over $40,000 in high end designer furnishings and immaculate accent colors. This short-term rental priced at just under $3,000 per month while not a steal is definitely worth another look considering its sizable 1,100 square feet of living area.

And not far behind is unit 1246 a stunningly 2 bedroom with courtyard and bay views. This is the only available fully upgraded 2 bedroom which includes the standard developer package. It has stainless steel appliances, title, upgraded cabinets and sinks in the bathroom. It's listed at $2,800 and the owner will let it go for $2,500-2,600 this is very close the price of a similar unit I leased some weeks ago on the same floor.

Save Money, Live the lifestyle.

Luxury is not cheap but when you need an in...Consider the value a 2 bedroom brings at just $300- 500 more then a similar 1-bedroom it doesn't take a genius to figure out the best value per square foot. So for families or roommates go to unit 1060 listed at just $2,350. This is by far the lowest priced 2 bedroom on the market and it still has a lovely garden and bay view. And for You...Yes you... the discriminating and demanding client...Put an offer now on unit 826 listed at $2,500 with a direct bay view / pool party view and watch the cruise ships sail by in your wonderful new apartment home. Direct bay means a view right from your apartment foyer. Wow how amazing is that? Based on past experience and dealings with these agents we should be able to negotiate at least $150 of the list price on a long term contract.

Rented

While only a few apartments leased this period the top deal to beat is the recent contract put on the lower penthouse corner apartment. This updated high floor direct bay view unit is the only corner unit with direct bay and a private balcony which faces directly towards the water. This enormous apartment home has a huge living area and provides almost 400 more square feet than any other 2-bedroom floor plan in the complex and with recently installed hard woods floors. For $2,750 this lucky client gets to enjoy the gorgeous glowing sunset views from balcony while hearing the crashing and smoothing waves hitting the seawall.

For more information to lease, sell or buy please contact MrFlamingoSobe. Expiernced, Trained and dedicated to the Flamingo South Beach community I will make sure you the most out of you money. Contact me today +1 305-9757472

Flamingo South Beach, Miami's most well known address, recently welcomed David Barton, entrepreneur and fitness icon for David Barton Gym, to the Flamingo's vibrant and growing community. David Barton Gym has made an impressive Miami Beach expansion with the opening of Flamingo's state-of-the-art, 15,000-square-foot fitness center.

PR9.NET May 02, 2007 - MIAMI BEACH, FL - Flamingo South Beach, Miami's most well known address, recently welcomed David Barton, entrepreneur and fitness icon for David Barton Gym, to the Flamingo's vibrant and growing community. David Barton Gym has made an impressive Miami Beach expansion with the opening of Flamingo's state-of-the-art, 15,000-square-foot fitness center.

The Flamingo South Beach's sprawling 16.5 acre waterfront property provides the perfect iconic address for the newest David Barton Gym facility.

"Twelve years ago, I bet on South Beach with 6,000 square feet at the Delano hotel and now it's exploding," says David Barton. "Now I want to own the market with two gyms, in the town where the line between working out and going out is blurred."

Open to the public in addition to Flamingo residents, this high tech, triple-height, facility offers the best view of the bay in all of Miami Beach from floor-to-ceiling glass walls and wraparound outdoor balconies. The gym features two expansive studios for yoga, spinning, Pilates and training sessions, with an outdoor pool and basketball court to round out the array of fitness amenities. This gallery-like space will become an installation and its sky-high walls will create a backdrop for the true art on display - the sculpted forms of individual bodies. The Flamingo experience will have a sensuous, sophisticated feel perfectly in keeping with its surroundings.

"David Barton is the perfect partner for our world-class development which offers a cosmopolitan lifestyle everyday," said Flamingo's developer Michael Lerner of MCZ/Centrum. "We are excited about this added element to our flourishing community and believe it will greatly contribute to the Flamingo life."

A true alternative to the generic, mass-market gym, all David Barton Gym locations, including two in New York City and a 30,000-square-foot facility on Chicago's Riverwalk, encompass the design and aesthetics reflective of each neighborhood's personality with the focus always on the creation of a truly unique experience. The new Miami location marks the further expansion of the David Barton Gym brand with several more to come in key cities.

Situated on 1,300 linear feet of prime bayfront property, Flamingo South Beach features expansive views of Biscayne Bay and downtown Miami. Residents enjoy two bayside resort-style pools with a tiki hut and food and beverage service as well as an outdoor spa. Residents can also take advantage of Flamingo's resort-style services including dog walking, housekeeping and car wash.

Flamingo South Beach recently announced the sales launch of the second phase of the condo conversion - the North Tower - with studios, one- and two-bedroom homes priced from the $300s to the $600s. For sales information, contact Juan Leal at (305) 975-7472 or click www.MrFlamingoSobe.com