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Debra Wellins

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Village of Pinecrest Category

What are the Odds of Selling Your Home in Pinecrest?

If you're thinking of selling your home in Pinecrest, you're probably wondering what the likelihood of success will be.  There are some interesting trends. I looked at the data from the past six months to see what the odds of selling your home in Pinecrest are.  Clearly, if you are priced under $1 million, and have not overvalued your home, it will sell. The average home is taking about four months to sell in this price range and is selling at 95% sale price to list... Continue Reading >

Plenty of Pinecrest Homes for Sale but Slow to Sell

Debra Wellins There are plenty of single family Pinecrest homes currently on the market, 205 to be exact. The average list price is $2,354,283 or $411/SF.  But, there is a big discrepancy between the offered price and sale price. Since January this year, a total of 77 homes have sold with an average sale price of $1,245,886 or $305/SF. These homes were on the market an average of 141 days. Let's break it down by price range. Lux Market $2 Million and Up There were 12 sales between $2,058,000 -... Continue Reading >

Pinecrest Gardens – Get Involved – Make A Difference

Pinecrest Gardens (the old Parrot Jungle) holds the most special memories for my family.  So many mornings, I'd meet with other moms and their toddlers there to have breakfast or coffee and enjoy the gorgeous garden.  An early morning lifesaver,  the Garden was a local spot where kids could play and interact in a safe and splendid environment. The Garden remains such a joy to many new young families in Pinecrest and the surrounding communities.  But a garden like this needs an enormous... Continue Reading >

Pinecrest Real Estate – Market Recap of Land Sales in 2016

The Village of Pinecrest land sales were relatively stable in 2016. Although it took longer to move Pinecrest real estate last year, prices were up. Market Recap of Land Sales A total of 14 properties sold last year in Pinecrest, most between 3/4 of an acre and 1.25 acres, averaging $1,031, 921 per sale or $26 a square foot (SF). Compared to last year, the total number of parcels sold was down by 13% but the average sale price was up 7% and price per SF by 12%. In Northeast Pinecrest,... Continue Reading >

Village of Pinecrest 2016 Annual Market Report

Debra Wellins                                           Jump in and enjoy my Village of Pinecrest 2016 Annual Market Report - the most comprehensive analysis of single-family home sales in Pinecrest. Sales data is divided into quadrants, with SW 112th Street representing the division between north and south and SW 67th Avenue representing the division between east and west. (See map below). Pinecrest 2016 Annual Market Report Pinecrest home sales in 2016 were quite interesting in comparison to 2015. Total number of sales of single family homes was down 9% (17 fewer homes sold in 2016). ... Continue Reading >

How to Calculate Your Real Estate Tax Portability when Downsizing Homes

So often, I'm asked how to calculate the real estate tax savings or tax portability when downsizing homes.  Here's a clear and simple example that I provided to one of my sellers in Pinecrest.  Use it as a template for your own numbers. Take a look at the chart.  If you own a home that has a current market value of $2,300,000 with an assessed value of $1,165,000, the cap difference is $1,134,273. You are allowed to "port" or transfer up to a maximum of $500,000 of this. Let's say... Continue Reading >

Priced to Sell – Mid Century Modern Pinecrest Home

Looking for a huge family home in Devonwood, in the sweetest corner of southeast Pinecrest?   This mid century modern home is perfect for a growing family who dreams of 5 bedrooms and 5 full baths.  Downstairs, there's a gigantic family room with full wet bar for game day and gorgeous formal living and dining rooms with slate floors to entertain the important folk.  Bedrooms are all upstairs with the master well separated from the kids' rooms down the hallway.  There's good proximity to the... Continue Reading >

Village of Pinecrest Land Sales – 2015 Market Report

What’s Happening with Undeveloped Land In Pinecrest? Last year, 16 parcels of undeveloped land sold in the Village of Pinecrest. An additional 8 lots with tear-down houses sold for land value only.  (These statistics are included in my 2015 single-family home sales report.) Seven sales were west of 77th Av with an average sale price per square foot of $17. Nine sales were east of 69th Av with an average sale price per square foot of $28. Undeveloped land was on the market an average... Continue Reading >

Pinecrest Home Sales 2015 – The Annual Report

                    Each year, I create a comprehensive market report that subdivides single-family home sales in the Village of Pinecrest into quadrants, with SW 112th Street representing the division between north and south and SW 67th Avenue representing the division between east and west. (See map below). These numbers reflect all sales listed in the MLS but not homes sold by owner. Pinecrest home sales in 2015 were slightly off from 2014. Total sales volume of single family homes was down $30 million or 10% in 2015. The average sale... Continue Reading >

What Home Features do Miami Homebuyers Want in 2016?

The top 10 must-have items that will be major selling points for 2016 are: Contemporary Design or Mid-Century Modern Porcelain Flooring that Looks like Wood Granite Countertops Stainless-Steel Appliances Open-Floor Plan Walk-in Designed Closets Eat-in Chef's Kitchen with Wine Cooler and Pantries Impact French Doors and Windows for Maximum Natural Lighting En Suite Bedrooms Fireplace (yes - even in Miami) Lush Tropical Landscaping Pool Covered Patio Outdoor kitchen Two-Car Garage Oh yeah! We want it all. I'm an estate specialist in The Village of Pinecrest and your best source for news and information on Pinecrest real estate.  If you would like to schedule a buyer, seller or investor meeting, please... Continue Reading >