Duo Condo Hallandale Beach

PRICE: $310,000

Description | This new 3 bedroom, 2 bathroom condo in the Duo condo project in Hallandale Beach has an amazing direct view of the Diplomat Golf Course.  This is a corner unit with plenty of natural light and is just a short walk to the beach or Gulfstream Park. The condo project offers fantastic amenities including resort style pools, tennis courts, gym, spa, concierge and valet. To view this luxury condo in Hallandale Beach and take your golf game to the next level – call 305-673-5300 or email us info@miamiangelproperties.com.

Address | 1745 E Hallandale Beach Blvd., Unit 502W, Hallandale Beach  -  map it

Property Type | Condominium
Year Built | 2007
Living Area | 1,481 SF or 137.6 m2
Bedrooms | 3
Bathrooms | 2
Waterfront | N

1745 E Hallandale Bch Blvd U502W Download a full description (PDF):

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South Beach’s Neighborhoods

South Beach, an area no larger than three square miles, consists of several residential neighborhoods each with their own distinct style, charm, history and green space. The Flamingo Park area or Historic District, for example, consists mostly of boutique art deco buildings that were developed in the 1930’s and 1940’s. Whereas, the South of Fifth neighborhood, features most of the upscale, luxury condo projects in South Beach.

It is important to recognize is that the tourist areas of South Beach are generally separate from the residential neighborhoods. Additionally, the primary four residential areas, as indicated on the map, have several differences ranging from architecture, property size, and price, to the mix of permanent versus part time residents.

The four main residential neighborhoods of South Beach are best described as follows:

Cultural Arts District

The Collins Park neighborhood of South Beach, now referred to as “CANDO” or the Cultural Arts Neighborhood District Overlay, is an often neglected residential and arts district. This entire neighborhood, which includes the Miami City Ballet, Miami Beach Public Library, New World Symphony and Bass Musuem of Art, has undergone a complete transformation.

This area includes some of our finest examples of Miami Art Deco with historic buildings such as the Governor Hotel, designed by Henry Hohauser in 1937, and the former Princeton Hotel, which now houses the New World Symphony, which was designed by Siskelwicz in 1939.

Several of South Beaches hippest condo hotels and new residential developments are home to this district, including the new W Hotel South Beach and Residences, the Setai Hotel and Residences, Parc Place Residences and ArteCity Miami Beach, an upscale residential village with 202 condos, townhouses and junior suites.

Flamingo Park District

The Historic or Flamingo Park District of South Beach is bordered to the south by Fifth Street, to the north by the Miami Beach Convention Center, to the east by the beach, and to the west by Alton Road. This approximately one square mile district contains over 1,200 historic designated buildings that are either Art Deco or Spanish / Mediterranean.

The central attractions in this area include Flamingo Park, Espanola Way and Lincoln Road Mall. In general, properties located within close walking distance to the Lincoln Road Mall are higher in demand, and therefore, demand a premium in price or rent. Additionally, one has to recognize the implications of owning a condominium in an art deco or historic building.

Historic properties are protected, and as such, property owners or developers are severely restricted in making any changes to the external facade and other design features, such as terrazzo floors. Therefore, one has to keep in mind that while owning a historic property adds value as they cannot be duplicated, replaced or demolished, ownership does come with certain inherent redevelopment constraints and costs.

South of Fifth Neighborhood

As with many of Miami’s old neighborhoods, the South of Fifth “SoFi” neighborhood in Miami Beach enjoyed its heydays in the 1950’s. Miami Beach had a reputation as the “American Riviera” with its beaches, hotels, tropical weather, mobsters and star power. However, the area was ethnically divided with SoFi as home to a thriving, mostly Jewish community, while the areas to the north and even some hotels had little tolerance for diversity.

Then in the 1980’s an investor from Germany, Thomas Kramer, descended on South Beach and in a short time purchased over 11 acres of oceanfront property in the South of Fifth neighborhood. Over the following twenty years Kramer, along with Jorge Perez of the Related Group, developed some of the most successful luxury condo projects in Miami Beach. These luxury developments included the Apogee, Icon South Beach, Murano at Portofino, Murano Grande, Portofino Tower, Continuum North, Continuum South, and the Yacht Club at Portofino.

In recent years the South of Fifth neighborhood developed the reputation as the most exclusive area to own and live in South Beach. Even during this challenging real estate market, it is not uncommon for luxury condominiums to trade at prices over $1,200 per square foot, or over $110 per square meter.

West Avenue Area

The West Avenue area comprises of several mid to high rise condominium buildings that face Biscayne Bay and downtown Miami. Although this area was partially developed during the early years of development in South Beach, the majority of the buildings were developed from the 1960’s onwards.

In general, full time residents reside in the West Avenue area, and this is also a very successful area for investment properties. There are several condo projects located on West Avenue, including the Mirador, Waverly, Bentley Bay, Floridian and Flamingo, that are favored by renters in the South Beach market.

West Avenue is easily accessed from downtown Miami via I-395 or the Venetian Causeway. It is also close to several supermarkets, stores and restaurants, as well as within walking distance of the Lincoln Road Mall and Flamingo Park.

Are you looking for a Miami or Miami Beach investment property at a deep discount? Are you looking for a discounted short sale or bank owned property? Ross Milroy of Miami Angel Properties, LLC may be reached at 305-673-5300 or info@miamiangelproperties.com.

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Akoya Condo Miami Beach

PRICE: $225,000  **PENDING SALE**

Description | Wake up in the morning and enjoy your coffee in bed while looking at the stunning views of the ocean and Miami Beach. The warm tropical water and beach is at your doorstep. This foreclosure is being offered at a huge discount considering that this property sold for $680,000 in 2006. The Akoya Condominium offers full amenities with affordable maintenance fees. For additional information on this foreclosure property at the Akoya Miami Beach call 305-673-5300 or email us info@miamiangelproperties.com.

Address | 6365 Collins Ave, Unit 1410, Miami Beach  -  map it

Property Type | Condominium
Year Built | 2004
Living Area | 683 SF or 63 m2
Bedrooms | 1
Bathrooms | 1
Waterfront | Y

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Dilido Island Getaway

PRICE : $1,075,000   **REDUCED**

Description | This stunning Venetian Island residence is located within minutes of downtown Miami, the Miami Performing Arts Center or South Beach. The property was fully renovated in 2006 and features travertine marble floors, a gourmet kitchen with gas stove, a spacious master suite and bathroom, walk-in closet, as well as access to the fantastic pool, jacuzzi and entertainment area. The physical plant was also improved with new electric and roof as well.

This home offers an incredible Miami Beach location – Call or email us today to view this property -305.673.5300 or info@miamiangelproperties.com.

Address | 830 E Dilido Dr., Miami Beach  -   map it

Property Type | Single Family Residence
Year Built | 1947
Living Area | 2,158 SF or 200 m2
Bedrooms | 3
Bathrooms | 3
Waterfront | N

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Miami Beach Bungalow

PRICE: $599,900  **PENDING SALE**

Description | This 1950’s home located in mid Miami-Beach has a converted garage that can serve as a third bedroom, den or office. This property has been renovated and features an open floor plan, original restored Dade pine wood flooring, and a large 7,500 square foot lot. With all the large windows you’ll feel like you’re living in a secret tropical garden with chic amenities and design. Call or email us today to view this mid-century Miami Beach bungalow – 305.673.5300 or info@miamiangelproperties.com.

Address | 3440 Sheridan Ave, Miami Beach  -   map it

Property Type | Single Family Residence
Year Built | 1954
Living Area | 1,992 SF or 185 m2
Bedrooms | 2
Bathrooms | 2
Waterfront | N

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Royal Embassy on Millionaire’s Row

PRICE : $360,000  **MILLIONAIRE’S ROW**

Description | This two bedroom, two bathroom condo with over 1,900 square feet in mid Miami Beach offers incredible views of La Gorce Island, Miami and the Biscayne Bay. The unit has been upgraded throughout with tiled floors, new kitchen, appliances and granite counter tops. There is plenty of closet space and storage as well. With an asking price of only $187 per square foot, this condo is excellent value for money. For more information, call or email us today to view this property -305.673.5300 or info@miamiangelproperties.com.

Address | 5750 Collins Ave #12B, Miami Beach  -   map it

Property Type | Condominium
Year Built | 1968
Living Area | 1,923 SF or 179 m2
Bedrooms | 2
Bathrooms | 2
Waterfront | Y

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Sunset Harbour Foreclosure

PRICE : $339,900   **FORECLOSURE**

Description | This large 2 bedroom, 2 bathroom unit was recently renovated and is in excellent condition for a foreclosure property. This condominium project is located across from a major supermarket, many popular restaurants and cafes, as well as several other local retailers and shops.  From this location it is just a short walk to Lincoln Road, the Venetian Islands and a quick five minute drive over to downtown Miami. This full service condo project offers many amenities, including an olympic sized pool, jacuzzi, gym, club room, parking, concierge and security. Call or email us today to view this property -305.673.5300 or info@miamiangelproperties.com.

Address | 1900 Sunset Harbour Drive #807, Miami Beach  -   map it

Property Type | Condominium
Year Built | 1996
Living Area | 1,160 SF or 108 m2
Bedrooms | 2
Bathrooms | 2
Waterfront | Y

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Florida Condo Rules, Regulations & Rights

Depending on the location and who manages a condominium project, most condominium associations have different rules and regulations. However, they also have rules in common set by the State of Florida, including, but not limited to the following:

Condo associations are required to -

• Hold a mandatory annual meeting of which all unit owners must be given adequate prior notice.
• Be self-managed or hire professional management.
• Make official records of the association available for the unit owner within five (5) working days after receiving a written request.
• Mail or deliver a copy of the proposed annual budget to each unit owner.

Condo associations may restrict -

• Parking and types of vehicles used on the premises.
• Leasing / renting or subleasing of your unit.
• The types of window coverings, pets and number of people living in the unit.
• Ownership of the common areas in the condo,which may be based on square footage or on equal ownership shares.

Unit owners have the right to -

• Automatically become association members with ownership of your condo.
• Access to the official records of the association.
• Peaceably assemble on the property.
• Use common areas without having to pay a fee.

If you are moving to a new condo building -

• Get involved in the process of forming the condo’s first association.
• Developers have a lot of influence in this process and in the first set of rules, regulations and bylaws as they create the initial association and its board of directors.
• You should always read the Declaration of Condominium (or consult an attorney) and all other condo related documents.

When buying a condo, one should get familiar with the condo docs of the building that you are planning to make your home or investment property. Most condominiums have specific rules on whether or not the owners can lease their units, as well as restrictions on pets and parking. You should review the association’s operating budget and most recent year end financial statements to make sure they are financially sound. Pay attention to any planned special assessments, the election of board members, subleasing and any restrictions on remodeling your unit.

For additional information on condominiums, review the Condo Governance Form as provided by the State of Florida.

To learn more about Florida’s condo rules and regulations, or for specific questions, information, issues or problems with your condo and association contact:

STATE OF FLORIDA OMBUDSMAN’S OFFICE

(954) 202-3234 OR ombudsman@dbpr.state.fl.us

www.MyFlorida.com/dbpr OR (800) 226-9101