Redland Active Listings -369 (similar to last month) 36 are NEW listings
10 are "luxury listings" (ie over $1,500,000) -
102 are short sales
29 are foreclosures
Median List Price - $399,000
Redland Pending Sales - 74
0 are "luxury listings"
21 are short sales
35 are foreclosures
Redland Closed Sales - 10
0 were "luxury listings"
3 were short sales
5 were foreclsoures
Average List Price - $264,838
Average Sold Price - $240,000
List price to Sold Price Ratio - 95%
Higest Closed Listing - $750,000
Lowest Closed Listing - $177,500; a foreclosure
What does this mean to you?
If you have a listing in the market, there is stiff competition with over 1/3 of all listings in the Redlands being "distressed" properties, ie short sales or foreclosures. Listings in the upper price point are selling at a much slower rate than the lower price points and there are 6 years of inventory on the market (a sellers market is closer to 6 months). In order to be a viable listing, the price must be correct and the marketing top notch. Without both, listings are having a slow time moving.
If you are on the hunt for a "bargain", they are out there, but they go quickly. Most foreclosures sell quickly and close to, or above list price. In order to have the best chance of snatching one of these deals up, work with an experienced Redland Broker who is comfortable with foreclosures (like me, hint hint ;-). They will advise you as soon as a new property comes on the market or drops in price to be within your price range. They will also knows the special ins and outs of purchasing foreclosures.
Check back next month for the Redland, FL May month in review!
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Coconut Grove Active Listings -278 (similar to last month) 34 are NEW listings
87 are "luxury listings" (ie over $1,500,000) - (similar to last month)
31 are short sales (similar to last month)
9 are foreclosures (fewer than last month)
Median List Price - $812,500 (down from $899,000 last month)
Coconut Grove Pending Sales - 28 (up from 17 last month)
3 are "luxury listings" (same as last month)
7 are short sales (double to last month)
8 are foreclosures (up from last month)
Coconut Grove Closed Sales - 5 (half as many as last month)
1 was "luxury listings" (down from 4 last month)
0 were short sales (down from 1 last month)
2 were foreclsoures (same as last month)
Average List Price - $2,309,000 (down from $1,850,000 last month)
Average Sold Price - $1,720,000 (up from $1,311,000 last month)
List price to Sold Price Ratio - 87% (same as last month)
Higest Closed Listing - $6,000,000 (up from $3,700,000 last month)
Lowest Closed Listing - $465,000; a foreclosure
What does this mean to you?
If you have a listing in the luxury market, there is stiff competition with over 1/3 of all listings in Coconut Grove in the top 10% of Miami-Dades' pricing ("luxury listings"), Listings in the upper price point are selling at a much slower rate than the lower price points and there are 6 years of inventory on the market (a sellers market is closer to 6 months). In order to be a viable listing, the price must be correct and the marketing top notch. Without both, listings are having a slow time moving.
If you are on the hunt for a "bargain", they are out there, but they go quickly. Most foreclosures sell quickly and close to, or above list price. In order to have the best chance of snatching one of these deals up, work with an experienced Coconut Grove Broker who is comfortable with foreclosures (like me, hint hint ;-). They will advise you as soon as a new property comes on the market or drops in price to be within your price range. They will also knows the special ins and outs of purchasing foreclosures.
Check back next month for the Coconut Grove May month in review!
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The age old adage "buyer beware" has been turned upside down in South Florida. These days it's "seller beware". For the many thousands of homeowners who find themselves upside down in their mortgages and unable to either keep up their payments or sell their homes, the scammers have come out en mass as "loan modification specialists", "home savers" and more creative terms to try and trick you out of your money and, in the worst cases, your home!
Here are just a sampling of things our short sale seller clients were told by other "professionals" before they selected Papillon Real Estate, LLC to help them market, sell and CLOSE their short sale property(s):
Don't let yourself fall prey to these South Florida scam artists. Remember, if it sounds too good to be true, it may well be. If the professional wants a large sum of money upfront, investigate them; see how long they have been in business by using www.Sunbiz.org and check the status of their license and make sure there are no complaints (www.MyFlorida.com is good for this). Are they an attorney? A Real Estate Professional? What did they do to earn their living before the this outbreak of Short Sales and Foreclosures? Hint: if it wasn't Real Estate Law or Real Estate Brokerage, that smells like an Opportunist, not a Professional.
If your property is even ONE payment behind, you do not have time to spend on snake -oil salesman, you need to find a professional who is truly out to help you navigate this tough time. If you intend to KEEP the home, you can likely try and work out a modification on your own, but if you choose to hire someone to help, interview THREE and really be comfortable with what they are telling you. If you just can't keep the home, give us a call, we are here to help you market, sell and CLOSE your South Florida Short Sale Property. We don't charge you a penny and we only get paid when the property SELLS, and that comes out of the proceeds to the lender from the sale, not your pocket! We are the Owners and Brokers of our real estate firm and we have the experience and knowledge to work on your behalf to sell your property and let you get on with your life!
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Coral Gables Active Listings - 601 (same as last month)
238 are "luxury listings" (ie over $1,500,000) (same as last month)
48 are short sales (same as last month)
15 are foreclosures (same as last month)
Median List Price - $996,000 (same as last month)
Coral Gables Pending Sales - 47 (same as last month)
6 are "luxury listings"; one is a short sale (same as last month)
15 are short sales (same as last month)
8 are foreclosures (down from 1/4 from last month)
Coral Gables Closed Sales - 28 (up almost 50% from last month)
5 were "luxury listings" (up nearly 50% from last month, 1 short sale)
4 were short sale (up from 1 last month)
9 were foreclsoures (up from 6 last month)
Average List Price - $887,000 (up $100,000 from last month)
Average Sold Price - $750,000 (up $75,000 from last month)
List price to Sold Price Ratio - 90% (same as last month)
Higest Closed Listing - $2,500,000, a short sale (up from $1,900,000 last month)
Lowest Closed Listing - $123,900 (a foreclosure) (down from $189,000)
What does this mean to you?
If you have a listing in the luxury market, there is stiff competition with over 1/3 of all listings in Coral Gables in the top 10% of Miami-Dades' pricing ("luxury listings"). Listings in the upper price point are selling at a much slower rate than the lower price points and there are 6 years of inventory on the market (a sellers market is closer to 6 months). In order to be a viable listing, the price must be correct and the marketing top notch. Without both, listings are having a slow time moving.
If you are on the hunt for a "bargain", they are out there, but they go quickly. Most foreclosures sell quickly and close to, or above list price. In order to have the best chance of snatching one of these deals up, work with an experienced Coral Gables Broker who is comfortable with foreclosures (like me, hint hint ;-). They will advise you as soon as a new property comes on the market or drops in price to be within your price range. They will also knows the special ins and outs of purchasing foreclosures.
Check back next month for the Coral Gables March month in review!
Visit past Market Reports (scroll down once you click the link to see all)
Customized Monthly Market Reports delivered right to your email!
Bookmark with me your favorite listings on 
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Coconut Grove Active Listings -287 (same as last month)
86 are "luxury listings" (ie over $1,500,000) - (same as last month)
36 are short sales (same as last month)
14 are foreclosures (same as last month)
Median List Price - $899,500 (same as last month)
Coconut Grove Pending Sales - 17 (up from 13 last month)
3 are "luxury listings" (down from 4 last month)
3 are short sales (similar to last month)
6 are foreclosures (up from last month)
Coconut Grove Closed Sales - 11 (up from 8 last month)
4 were "luxury listings" (up from 1 last month)
2 were short sales (up from 1 last month)
2 were foreclsoures (down from 4 last month)
Average List Price - $1,580,000 (up from $650,000 last month)
Average Sold Price - $1,311,000 (up from $623,000 last month)
List price to Sold Price Ratio - 86% (down from 92% last month)
Higest Closed Listing - $3,700,000; a Short Sale (up from $1,500,000 last month)
Lowest Closed Listing - $123,000; a foreclosure
What does this mean to you?
If you have a listing in the luxury market, there is stiff competition with over 1/3 of all listings in Coconut Grove in the top 10% of Miami-Dades' pricing ("luxury listings"), This is UP from 1/4 in February. Listings in the upper price point are selling at a much slower rate than the lower price points and there are 6 years of inventory on the market (a sellers market is closer to 6 months). In order to be a viable listing, the price must be correct and the marketing top notch. Without both, listings are having a slow time moving.
If you are on the hunt for a "bargain", they are out there, but they go quickly. Most foreclosures sell quickly and close to, or above list price. In order to have the best chance of snatching one of these deals up, work with an experienced Coconut Grove Broker who is comfortable with foreclosures (like me, hint hint ;-). They will advise you as soon as a new property comes on the market or drops in price to be within your price range. They will also knows the special ins and outs of purchasing foreclosures.
Check back next month for the Coral Gables March month in review!
Visit past Market Reports (scroll down once you click the link to see all)
Customized Monthly Market Reports delivered right to your email!
Bookmark with me your favorite listings on 
FREE Customized Monthly Market Reports delivered right to your email!
Free HOME VALUATION!
Free MLS Search!
Call Janie at 786-252-4970!!
Want more news? Subscribe in a reader!
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Papillon is a boutique real estate brokerage and development firm based in Coral Gables. From equestrian properties in the country to waterfront properties by the sea, we love all properties in SoFl.
Papillon is well versed at short sales. We can help you negotiate these uncertain times and help find a soluiton with your lender to get you out of a loan and or property that you can no longer maintain. Call us today to find out more!
Diversity is my middle name! I thrive on knowing and experiencing new things and am constantly in flux of what I am working on, researching and discovering. A passion for real estate and design has led me on a winding path to today. College in Richmond VA (go Spiders) provided me a B.S. in Business Administration and a springboard to my first job as Asst. Project Manager at The Oliver Carr Company, which later became the Mammoth REIT, CarrAmerica, now a national Commercial Property owner, manager and developer (back then it was still private and we still worked with Mr. Carr). After a few years there working my way to project manager and nearly completing a degree in interior design, I headed off to Germany where I lived with my then-husband and still-daughter, for 5 years.
Returning to the US and moving to Miami started my next life, this time on the general contractor side building the interiors of the commercial spaces I used to manage while with Carr. Five years and many beautiful spaces later, my husband Cliff and I decided to go out on our own, and we started Papillon Redevelopment, a general contracting and development firm in Miami. A year later Papillon Real Estate followed with my partner, Shelly Montalvo.
My passions are many, and I have miraculously managed to tie many into my work: real estate, horses, Florida history and off-the path locations, reading, technology and the web, mentoring, farm life, yoga, ancestry, historic preservation and architecture, writing and more.
I truly believe that if you dream it, you can do it. Two years ago I completed the Goofy Challenge, Disney Marathon's Great Challenge of a 1/2 marathon on Saturday and a full marathon on Sunday. I won't tell you it was easy, but I dreamed it and I did it. Real estate, as is everything in your life, is the same, only YOU create your barriers which means you have the power to break through them.
My favorite quote -- "The universe tends to unfold as it should" from Harold and Kumar go to White Castle and, and in the famous words of NPR..."This, I believe".
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