April 2, 2020

Trump Fort Lauderdale – Now Conrad !

Trump Fort Lauderdale Opens – Not Really !

The long limousine stretch came down ocean drive in Fort Lauderdale this morning to crown the jewel of Fort Lauderdale Real-estate the new Trump Fort Lauderdale as it opens with much

From the Original Sale Brochure

From the Original Sale Brochure

anticipated fanfare. Fort Lauderdale Condo Buyers eagerly lined up to buy in the Trump Fort Lauderdale and placed large deposits a long time ago as they waiting the opportunity to own part of a Trump Property facing incredible Fort Lauderdale Beach. The Trump Fort Lauderdale is complete and open, Cheers to another real estate success story. Well…not so fast… that was just the paragraph that most people expected to see in approximately 2009 on the planned opening day of the Trump Fort Lauderdale. In truth that day never came, and in 2016 with a much brighter future ahead, most of the investor lawsuits are settled, the building still sits vacant as it awaits to become the Conrad of Fort Lauderdale now named after Conrad Hilton, and now with his name no longer licensed to this property Mr. Trump has tried to move on from Fort Lauderdale Beach Condos to a run for President of the United States.

Fort Lauderdale Condominium the Trump – Now the Conrad !

The very white, 24-story tower is soon to become a mix of a luxury hotel and Fort Lauderdale Condominiums. After “the building” as we will refer to it, being his name is no longer

No longer the Trump Fort Lauderdale !

No longer the Trump Fort Lauderdale !

associated with it, sat empty for all these years, having never opened, was sold to a new group of investors, a major renovation was planned. Some estimates have placed the renovation in excess of $100 million dollars. Many residents of Fort Lauderdale Beach were happy just to see work begin on this monument to the South Florida real estate crash that sat empty, with no name, for many years. Having received few rave reviews for its architecture, which was supposed to look like a cruise ship, in a city that already had the famous Sheraton Yankee Clipper, changes to the exterior were welcome. Soon it will open as the luxury Hilton brand and be known as the Conrad.

Opening Day Approaches for A Fort Lauderdale Condominium Landmark

As the property get closer to its long awaited grand opening, it was reported that two to of the final court cases against the person whose name was licensed to help sell the project. And whose name is no longer associated with the building, were settled in an appeals court decision, that basically said Mr. Trump has no liability in this project as he was not the developer and clearly indicated this in numerous sales documents. Simply, the people who lost their deposits and attempted to get their money back from the Trump organization, were not going to be able to do so, because if they had read the sales documents clearly they would have known that he was not the developer.
With all this behind the future Conrad Hilton, many in Fort Lauderdale, look forward to the grand opening of this major property on Fort Lauderdale Beach, and hopefully someday people will simply forget and not call this well remembered eyesore of Fort Lauderdale Condos the, T….P Fort Lauderdale!

415 SW 20th Street Fort Lauderdale – Croissant Park Home For Sale

Fort Lauderdale Home For Sale Just Reduced

Sometimes the cutest cottage on the street in Fort Lauderdale’s Real Estate market can open on architectural surprises and certainly this is the case at 415 SW 20th Street. This Croissant Park home that the team at Eric Miller and Associates Keller Williams Fort Lauderdale is about to bring to market, located at 415 SW 20th Street, Fort Lauderdale, FL 33315 in the South West Section of Fort Lauderdale, will amaze you from the moment you open the front door.

A large living room open to a new kitchen with floor to ceiling cabinetry and high end appliances make you realize that you are in a special property the moment you walk in through the front door. With three fireplaces the beauty and warmth of this home continues throughout. On the main floor there are two bedrooms with plus a large den that would an excellent office or even a third bedroom. Upstairs in your own private world the space opens on a huge master suite, vaulted ceilings, large closets, a master bath, and a fireplace. To the rear of the first floor is one of the largest screened in patio spaces we have ever seen, and another fireplace. The spacious screened room is the ideal place to host family and friends. The screen room is large enough where it easily accommodates both a hot tub and pool table.  

OFFERED AT  $450,000

In addition to the beauty of this Croissant Park home, the property comes with all the bells and whistles. Hurricane glass or shutters to protect all openings, a built in home generator with a 500-gallon propane tank (in case of hurricane you will be the favorite spot in the neighborhood), and two air-conditioning systems one of which is brand new. Offered for sale at $485,000 with over 2500 square feet this home is being offered at under $200 a square foot, a great value in today’s Fort Lauderdale Real Estate market.

Sincerely don’t let the cottage entrance on the street deter you from seeing this amazing property. If you have been looking for a home that truly represents a great Fort Lauderdale lifestyle close to the airport, schools, the courts and downtown Fort Lauderdale 415 SW 20th Street is not to be missed. Call the team at Eric Miller and Associates to be notified as soon as we are able to show this incredible home.

 

3209 NE 42nd Court, Fort Lauderdale – Bermuda Riveria

Bermuda Riviera

3209 NE 42nd Ct. Front view of this remodeled Bermuda Riviera Home

3209 NE 42nd Court,  Fort Lauderdale FL in the Bermuda Rivera neighborhood of Fort Lauderdale, is a Fort Lauderdale Home for sale on a lot of almost 11,000 square feet. It is completely updated with a contemporary flare and still keeps the feel of a Florida beach residence. Siting just a short distance to beautiful Fort Lauderdale Beach.

Located east of the Intracoastal, you will enter the prestigious  community of Bermuda Riviera by the gate house located on 40th Street and A1A.  Heading north on the first street through the beautiful Bermuda Rivera community with sprawling trees, you will head west on North East 42nd Ct to the property, 3209 NE 42nd Court, on the north side of the street. The neighborhood is just across the street from the beach from condominiums of the Galt Ocean Mile.

With beautifully updated landscaping and clean pool deck the exterior of the home is ready for entertaining. The house has all new impact windows. A complete renovation will allow the new owners to fell like they are moving into a new home. Finished with a contemporary designer flare using porcelain, marble, granite, and glass tiles throughout. The selection of beautiful vessel sinks and the addition of a two sided fireplace from the kitchen to the living area truly make this a Florida home worth seeing as you explore todays Florida Real Estate market.Bermuda Riviera – Fort Lauderdale Luxury Home for Sale

 If you are interested in a Bermuda Riviera, and living east of the intercostal in be growing Fort Lauderdale now is a great time to call the listing agent, Fort Lauderdale Realtors at Eric Miller and Associates so you can be one of the first to see the great property. The property is receiving the final touches of this complete renovation and will be available for viewing shortly.

1329 Guava Isle Fort Lauderdale, FL – 243 Feet of Waterfront

Waterfront homes in Fort Lauderdale rarely get the opportunity to boast 243 feet of prime Fort Lauderdale Waterfront and with 1329 Guava Isle in the Citrus Isles neighborhood of Fort Lauderdale, this beautiful piece of Fort Lauderdale Real Estate comes with an older Florida home in immaculate condition. The property sits on both the New River, and the Blue Gill Canal and with over 16,000 square feet the lot allows fro expansive views of the active Fort Lauderdale Waterfront.1329 Guava Isle – Fort Lauderdale Waterfront for Sale – Drone Tour

There are two docks ready to go at this Fort Lauderdale Waterfront home. On the New River which winds through downtown Fort Lauderdale here is a 42 foot dock which can easily house a 60 foot yacht. On the canal side there is a 58 foot dock which currently houses a sail boat. In addition, there is a lift which was set up for a Duffy, the perfect electric boat to enjoy visiting neighbors or a quick dinner downtown.

Fort Lauderdale Waterfront

1329 Guava Isle Front of this Fort Lauderdale Classic Waterfront Home

The property features is beautiful pool and hot tub which was just redone. Because of the larger than usual lot the pool area still gets a great deal of privacy from the waterfront. There are two screened in patios one off the main living area and a second private to the master bedroom street which was added in 2006. The master bedroom has a beautiful view of the waterways and an endless boat parade.

The home itself is over 2600 square feet plus an oversized two car garage. The huge living room was built for entertaining and features expansive walls of glass that allow for water views from every vantage point. The home features three bedrooms and three full baths.

Fort Lauderdale Realtor, Eric Miller with Keller Williams Fort Lauderdale is proud to announce with Fort Lauderdale Boat Show just around the corner this property is priced to sell at $1,195,000 and will be open for tours on Sunday November 1st from 1-4, and throughout boat show November 6th, 7th, and 8th from 1-4. Do not miss the chance to call this property home !  Video Tour of 1329 Guava Isle

Fort Laudedale Condominiums for Sale – Auberge

Rendering of the future Auberge Fort Lauderdale

Rendering of the future Auberge Fort Lauderdale

Auberge Fort Lauderdale !, the long awaited announcement for the future of the most desirable buildable property  along Fort Lauderdale Beach has been made and by all accounts its has been worth waiting for.  With preconstruction prices at Auberge Fort Lauderdale from at $1.5 to over $9 million, the total of 171 Fort Lauderdale Condominiums that will rise on these four square blocks are destined to become the premiere residences of Fort Lauderdale Beach.

The north tower of this most recent addition to the market of Fort Lauderdale Condominiums just went on sale. Consisting of 17 stories and just 56 units, this tower of the building will house some of he most desirable oceanfront condominiums in Fort Lauderdale. The entire condominium will sit on 450 feet of spectacular Fort Lauderdale beach front.  Condominiums at Auberge range from 1700 sq. feet of over 5000 sq. feet and all have expansive outdoor living spaces ranging from 900 sq. feet to over 4000 sq. feet.  If you have been waiting for the real estate market to come alive in Fort Lauderdale the wait is over as numerous new Fort Lauderdale Condominiums are coming to market. Auberg, with the architecture of Nichols Brosch Wurst Wolfe and Associates is destined to be the new trophy of Fort Lauderdale beach.

The team at Eric Miller and Associates, Keller Williams Realty Professionals, are award winning independent agents and can represent you throughout the buying process at Auberge Fort Lauderdale and all your local real estate needs. Eric Miller can be reached directly at (954) 383-8170 or via email at Eric@FortLaudealeGroup.com

 

Fort Lauderdale Rental Property Owners Beware

Fort Lauderdale Real Estate is a market that has seen the worst over the last five years since its peak in approximately 2006. Notice I say “approximately 2006” as even this, the time frame at which the Fort Lauderdale Real Estate market peaked, remains not a fact and often a subject of debate. Everyone appears to claim to have a crystal ball about the Fort Lauderdale Real Estate market and as far as this Fort Lauderdale Realtor sees it, every one of the crystal ball owners would have sold their property sometime years back, been living in a rental, and purchased a home sometime about a year ago. The reality is that anyone who did was much luckier than they were skillful at timing the real estate market.

The best methods of timing the real estate market is what I refer to as, momentum plays. Simply, this means you have waited for the bottom, missed it, and are investing in the market as it goes up. Likewise, if you see a peak coming you are prepared to react and sell accordingly even though you know as we discussed prior your crystal ball will never select the absolute peak of any market. As with any market the best thing to react to is information. For the owners of Fort   Lauderdale rental properties the information is out that could be generating concern about valuations.

Concern about the value of Fort Lauderdale rental properties comes from a simple fact the true value of an investment is a product of the cash flow it generates. Once we accept this fact it is easy to see that the massive numbers of people who lost homes to foreclosures or short sale over the last few years generated a massive amount of renters, and therefore rents increased throughout Fort Lauderdale and BrowardCounty. This was good news for owners such as myself who held on to a severely upside down property.

Extremely low interest rates called for investors to seek higher returns anywhere they could. The quantity of investors clamoring for the returns that they could get on rental properties drove up the price of these properties. The higher the price, the lower percentage returns. Today rental property prices are very high and unless your rental property is totally unique for some reason, many owners may start thinking of heading for the door, as the supply equation is about to shift.

Armed with facts it is easy to see why rental prices could start falling especially for smaller individually owned properties. First, the cranes are everywhere from State Road 84 to Sunrise Blvd, there are thousands of rentals being built and more to come. Supply and demand is a long proven science. As the supply increases rentals prices will falter. Large rental owners are being very aggressive about ease of entry. No longer asking for first, last and security, tenants with responsible credit can often move in for less than $500. All these events plus the addition of the return of mortgage credit for the people who became renters just two years ago does not bode well for  Fort Lauderdale rental property owners.

If you have a great tenant today, treat them well.  Keep them happy and in place, and this may be the time to not consider rent increases on new leases.

Strong Planning, Upgrades, and now Sales are protecting property Values

Eventhough the Fort Lauderdale Real Estate market faced tough times over the last five years many condominiums and neighborhoods throughout the South Florida area approached the challenges knowing exactly what was needed to make sure as the next cycle of real estate began with property values of their homes particpating at the start of the rebound.

Neighborhoods that aggressively went after banks that were not taking care of properties whcih were in or heading to foreclosure, were protecting the value of their entire community. Cities that placed liens and refused to back down on poorly care fored properties saw banks pay attention and neglected pools were closed down properly and lawns were mowed. Condominium and homeowners associations who budgeted for unpaid maintance, foreclosed on property (when appropriate) and refused to give in on high amounts owed at closing simply because the system was slow, today are seeing the benefits of a well run property.

As these properties do proceed through the foreclosure system many well runned communitues will see nice returns back into the funds they created for “unpaid HOA dues” often in large lump sums at closing. Sometimes other, not so well runned communites, will get lucky when a realtor gets involved after many missteps by a property and gets the community a check far larger than they legally were entitled to with a large piece of it going to their own legal fees, luckily creating a surprise win for the community.

One property where Eric Miller of Keller Williams Fort Lauderdale has been very involved, as a former board member and a current property owner is the Tides at Bridgeside Square. This condominium has stayed the course throughout the real estate downtown with a great board, management company, and building staff that has risen to occasion. The building has funded reserves in a responsible fashion, worked through the process of foreclosures and short sales consistantly and is a well funded property that is watching their efforts pay off.

In 2012 the building at 10 years old completed an exterior painting of the building, there was no accessment done to complete this project. Currently the unit owners are voting on final design presenations for the new hallways, which will be upgraded beyond the level of the original construction, inlcuding marble elevator lobbies, and a new more elegant feel throughout. This huge project is also fully funded through reserves.

Just a few weeks ago numerous sales were recorded at the Tides of Bridgeside Square. In 2011 the highest recored sale was $290,000 so far in 2012 sales have been recorded at $315,000, $359,000, and with only 8 units available for sale in a building of 246 great Fort Lauderdale Beach Area Condos 2012 is certainly going be seen as the turn around year for this and many other Fort Lauderdale Beach Properties. Eric Miller and Associates were involved in everyone of the sales mention above and are always here to help you with your needs at the Tides at Bridgeside Square and every east Fort Lauderdale Property.

If you are just starting your search for real estate in the Fort Lauderdale area, and know that you like the beach area close to Oakland Park Boulvard and the Tides Fort Lauderdale, here are some other great proeprties we will be happy to show to you. That are selling to today at prices that we thing repreent very close tothe bottom of Fort Lauderale Real Estate market.  Some featured properties worth a look are below.

L’Hemitage is concerned to be one of Fort Lauderdale’s finest residential condominums, sitting on 12 acres of beachfront property. Built in 1997 the timeless architecture of the these two white tower on Fort Lauderdale Beach make it one the most desired resort style propeties in the area.  A pool side cafe and the fact that the buildings are pet freindly add to the appeal of L’ Hermitage. Today there are L’Hermitage Condos available starting at $699,000 range to just under $4,000,000.

 

At the classic Vantage View Condominium in most cases an odd numbered unit is featuring a beautiful intracostal and downtown view and an evn number is facring the ocean. At just a block form the beach this beautful building has received a new lobby and numerous upgrades over the years. One of the properties claims to fame is a roof toop swimming pool which provides from some of the most amazing views of the entire South Florida area and the beach. There are only 5 units listed for sale and they are ranging from $199,000 to $309,000 a great place to call your first Fort Lauderale home.

Curious about Fort Lauderdale Real Estate we are here to answer all your area real estate questions and may even use your question as a feature in an upcoming article.

Fort Lauderdale Real Estate Sees New Tower Proposal

Nothing can mark the start of a new Ft Lauderdale Real Estate cycyle for a community better that an application for a great project being placed infront of the city by a great local developer. It shows confidence in Fort Lauderdale Real Estate. A well known South Florida residential developer, Jorge Perez of the Related Group, has proposed a 26-story rental tower on the south bank of the New River.

The south side of the river, which is the area between downtown and the airport has always been less developed but often appeared in a holding pattern that was about to change. La Preserve a community of Glenn Wright Homes, is a south side community that got caught in the market downtown and is now very much alive. An investor has finished the remaining luxury homes, and rented them out, showing convidence in a Fort Lauderdale Real Estate turnaround. The goal now is for a Related Group subsidiary to add a 256 luxury rental building called the New River Yacht Club to the south side of the Fort Lauderdale Real Estate market at a site just west of Andrews Avenue.

Some buyers of Fort Lauderdale Condos are surprised to hear that there is very little inventory available in the Ft Lauderdale Market. Lack of new construction and high demand for rental units have kept the beach and downtown areas of Ft Lauderdale Condo market a prime target for investors. Low inventory and stablizing prices in Ft Lauderdale Real Estate often appear to be the story that the media forgot to report. Recently we spoke to a buyer who told us that “the Fountains and Sapphire on the beach had both closed their sales offices because nobody was buying”. She was right, both sales offices are now closed, but she was wrong about why, the last two buildings in the Fort Lauderdale Central Beach area are sold out.

It is great to see projects in the planning stage again, it is great to see some in fill projects that have been stalled starting to be worked on again, and it is very clear that lower inventory, stabilized prices and strong demand will allow the Fort Lauderdale Real Estate market to work through any inventory that the banks continue to work through their “system”.

FEMA’s NEW FLOOD MAP EXCLUDES PARTS OF BROWARD COUNTY

It was announced recently that a new FEMA map has indicated that more than half of Broward County properties including parts of the Fort Lauderdale Real Estate market will no longer be required to carry flood insurance. We sincerely suggest that Fort Lauderdale and Broward County Homeowners do not run out to cancel their flood insurance policy, based on FEMA’s new guidelines.

Property owners in the Ft Lauderdale Real Estate market currently carry three insurance polices, windstorm, flood, and homeowners or liability. The flood policy has always been the least expensive. Should we ever have another weather related disaster it is not hard to visualize insurance companies as they have done in the past arguing if the water in your home came from wind related issues, or rising water? By maintaining both policies you are covered and can allow the insurance companies to argue the issue.

Prior to this change there have already been parts of east Fort Lauderdale that were in what is referred to as X zones, areas that did not require flood insurance. There are areas of Victoria Park, and even areas east of the intracoastal near the beach that were not included as flood zones. Prudent property owners in these areas have always carried flood insurance, and some condos in these areas have been forced to purchase insurance by prudent lenders.

If you are in one of the areas where flood insurance is no longer required we would suggest you think twice and keep the policy and hopefully by calling your insurance agent the policy can be rerated to even a lower cost. Any questions, give your insurance company a few weeks to receive the new guidelines and give them a call.

Oakland Park Community Redevelopment Area

The Oakland Park Community Redevelopment Area (CRA) has recently completed many infrastructures and landscaping projects near N.E. 12 Av and N. Dixie Hwy! These improvements affect the surrounding Oakland Park Real Estate market and adjacent Ft Lauderdale Real Estate market.
For those of us who live here in South East Florida, this CRA is good news as Oakland Park’s “Main Street” turns into “Wilton Drive” and continues south via 4th Ave into downtown Ft Lauderdale. By improving the infrastructures on this route and accomplishing visual improvements along this heavily traveled South East Corridor, the Oakland Park Real Estate market, the Wilton Manors Real Estate market, and Ft Lauderdale Real Estate can only benefit.
The progress of this CRA is a welcome sight and yet just another example of exciting things happening in both Oakland Park and Wiltons. For all your local realstate needs contact Eric Miller and Associates, ask us  “Why it’s a great time to buy Ft Lauderdale Real Estate?”