Jul 17
What’s new in July at JADE Beach & JADE Ocean Sunny Isles.. It’s mid month and I’ve delayed reporting on the stats & closings as things are finally moving including resales, developer defaults and inside trading. I just sold a JADE Beach B2 Model at a phenomenal price from where they once were and where other owners are still hopeful as this sale will be a developer default (MLS resale prices start at $899k) closing at months end. They are now over 85%+ sold at Jade Beach so there are a few remaining 2+ bedroom units at discounted pricing.
and closing have started on lower floors upwards with 30 closings and very few Jade Ocean Condo resales so farfor sale on the MLS. The building reminded me at first of Icon South Beach with Alice in Wonderland meets Jetsons styled designs. The front entryway on the ocean side was unique and the pool is arguably the best along the Miami Dade Beaches. Jade Ocean also has a larger gym than Jade Beach with twice as much space while Jade Beach still boasts a better lobby with the flow through design opening to wide ocean views.
Still impossible to enter Jade Ocean with a camera, the concierge team is definitely on the ball and there to cater to any request.
show 30 rentals with rental values ranging from $2,600 to $9,500 while 3 condos are Pending Rental and 4 actually rented over the last 6 weeks with Rented values ranging $2,700 (B1 model) to $3,850 (A model). There are 32 Jade Beach condos (13% Inventory is considered as healthy) for sale with 1 MLS resale under contract as a B1 in which “I’ve heard” is selling for just under $500k. MLS resale values range in asking prices from $520,000 (B1 Model) to $2.995M (E Model). The majority of buyers seem to find the very best deals through the developer as default units. Statistics reflect the average asking price per square foot at $667 for a 1% Increase over last month. We will soon have additional sold stats reflecting here as “life” is happening and the JADE Beach building is now home to happy condo owners. Both JADE Beach & JADE Ocean buildings ARE FNMA approved and considered healthy by lenders.
1.888.383.7326
Categories: Design Features, JADE Beach, JADE Ocean, Recent Sales, STATS
Jun 08
What’s new in June… JADE Beach Condo rentals total 30 available ranging from $2,600 (B-Line) to $9,500 (E-Line SE Corner). Nothing per MLS has rented or sold with 32 Jade Beach condos for sale (13% Inventory is considered as healthy) and 13 that have now expired from the market. Jade Beach condo values range from $520,000 (B1-Line) to $4.5M for a 2-Story JADE Penthouse (H-Line). The average price per square foot is now at $665 psf (1% decrease over last month) with a high at $887 psf and a low at $467 psf. Note: There are NO bank owned or any short sales available in JADE Beach.
There are a select few Jade Beach condos priced under $500 psf with the NE Corner #4008 (E line) still in the lead. I’ve been showing it as much as possible along with others such as the A-line in which the biggest complaint is the master bedroom on the west side of the building. There are only 2 units reflecting being completed with one as wood and the other reflecting porcelain (?) tile and wood in the bedrooms. Please don’t let me buyers see wire closets in Jade!
This weekend I met with great buyers currently renting at La Perla and JADE Beach was the number one on their initial short list. They were looking for a 3-4 bedroom and I knew they had great taste after requesting to see JADE. I picked 8 of the best condos available along Sunny Isles Beach with the goal to educate them on buildings, values and deals.. so here’s what unfolded. After a day of looking at the best buildings, Jade Beach was unimpressive other than PH-H (asking $4.5M) which was a fluke in showing and not even in their price range. Their number one choice was Trump Royale based on an incredible 3,000 SqFt unit (1 of only 6) priced at $1.9M ($630 psf) with a master bedroom the size of most living rooms and a closet the size of most dens. The second on the list was a 2-Story Tower Suite with rooftop deck at Trump Palace ($824 psf) which had a few unique factors such as allowing nightly rentals (with great income potential) at an estimated $1,000 night. Third on the list came to Ocean 4 ($505 psf) which has gone through major renovations with an owner who has spent $300,000 on interior upgrades and has never lived in the condo! All 3 are highly motivated and 2 are distressed sales with 2 major buy factors standing out among the rest… either completely finished and/or special unique factors such as a spiral staircase leading to the master terrace with inevitably high ‘jacuzzi tub’ views of the ocean.. other factors included a master bedroom the size of a living room and a closet the size of most dens.
This photo above is the newly completed JADE Ocean. I’ll have an inside tour soon so I’ll be able to share the finished product with you in an upcoming blog post. They must have received their TCO by now with what appears to be 2 for sale ranging from $1.450 (B2-line) to $1.9M. Yes, very excited on JADE Ocean but rumor has it the interior lobby of JADE Beach is superior…?! How can you beat the JADE Ocean flow through pool and the oceanfront entryway? Very enticing and soon to be one of the most desirable developments along the FL coast. The truth is in the numbers 1.888.383.7326.
Categories: JADE Beach, Recent Sales, STATS
