Over the past year, we're seeing Miami Beach luxury condo buyers come from all across the globe. Close to 50 percent live in another country, and the balance are people who may live in the USA and have taken advantage of the price corrections of the past few years to purchase a second (or even third) waterfront luxury property in Miami Beach. Additionally, many foreign buyers purchase under an LLC corporation as a way of hiding assets from foreign tax authorities. They tend to have a local mailing address, which can belong to a registered agent or their accountant and/or attorney's local office address.

In spite of the recent ups and downs of the real estate industry in the United States, and Greater Miami in particular, it's still a safe investment environment by global standards. Among our top clients, there's always the mindset that if something is wrong anywhere else, the U.S. is a relative safe harbor to invest cash. For example, many Latin American real estate investors are looking for a safe haven from government expropriation of private bank accounts and real estate assets, such as what occurred in Argentina and Venezuela this past decade.

Greater Miami has become the destination place for many different cultures from Latin America- with the top luxury waterfront condo buyers coming from Brazil, Argentina and Eastern European countries. Particularly for Miami Beach condo buyers, the allure to its climate, newly revitalized cultural life, security, the beaches, and its international flavor have increased the appeal of waterfront luxury condos- most especially in the premier areas such as Miami Beach's South of Fifth Street Neighborhood.

In particular, ultra-luxury waterfront buildings such as The Continuum on South Beach, Apogee Miami Beach, The Portofino Tower, and The Murano at Portofino have witnessed dramatic declines in active listing inventory, and increases in sales prices. For example, the latest sales at The Continuum on South Beach have been at well over $1,350/S.F., with some even surpassing the "boom" market real estate highs of $2,547/S.F. (see the latest Miami Beach luxury condo listing inventory and closed sales at bottom of this post).

Total Available / Active "For Sale" Condos - Most Popular Miami Beach Luxury Waterfront Buildings:

Apogee Miami Beach: 6($2,200/ S.F. Average ASKING Price)
The Continuum North Tower: 49($1,262/ S.F. Average ASKING Price)
The Continuum South Tower: 19 ($2,353/ S.F. Average ASKING Price)
The Portofino Tower: 18 ($932/ S.F. Average ASKING Price)
Murano at Portofino: 13 ($1,450/ S.F. Average ASKING Price)
Murano Grande:18($788/ S.F. Average ASKING Price)
Icon South Beach: 33 ($1,062/ S.F. Average ASKING Price)
The Bentley Bay (North & South Towers): 9 ($630/ S.F. Average ASKING Price)
Il Villaggio on Ocean Drive: 10($1,419/ S.F. Average ASKING Price)

Total Condos Available for Sale from Above Referenced Miami Beach Buildings: 175
Total Average Listing Inventory (per Miami Beach Condo): 19

Total 180 Days Closed Sales of Above Referenced Miami Beach Condos: 71
Months of Supply for Above Referenced Miami Beach Condo Buildings: 2.5 (just ten weeks supply!!!)

Miami Beach Condo Sales and Listing Inventory Conclusions:

Traditionally, a six month supply of listing inventory is considered to be a normal & healthy real estate market. Given that we now have UNDER a three month supply in the nine above referenced Miami Beach waterfront condo buidings, expect sales prices to continue a strong UPWARD trend.

The Continuum South Beach Condos have all of the amenities and features of a five star resort.The Continuum also happens to be located in THE best Oceanfront location in all of Miami Beach- at the extreme Southeastern tip of South Beach. This makes The Continuum a popular destination for visitors and notables from around the world, including many Hollywood celebrities.

While exercising at The Continuum's Sporting Club recently, I noticed that working out right next to me was none other than Ryan Seacrest (who's in excellent shape and works out HARD!). Ryan has been spotted at The Wall Nightclub in Miami Beach, and is known to enjoy the many attractions that Miami Beach has to offer.

The Continuum's Sporting Club recently underwent extensive renovations to the Men's and Women's locker room / private Spa areas, as well as acquiring all-new fitness equipment. Brand new cardiovascular machines, weight machines, and various other upgrades were recently completed. The Sporting Club @ Continuum is now a world class fitness center- available exclusively to residents and guests of The Continuum Condominiums.

The Continuum South Tower common area renovations have also been completed (see pictures below). The new South Tower lobby and condo building common areas look amazing! The Continuum South Tower is now on a par, if not exceeding, the highest luxury and decor standards set by nearby South of Fifth luxury condo buildings- such as Apogee, The Murano at Portofino, and Icon South Beach.

As the Winter a.k.a. "High Season" approaches, we're witnessing a continuation of strong Buyer demand for Miami Beach luxury condos. I've written extensively this year about the sales surge in South Beach luxury condos to Foreign Buyers, some of these Miami Beach condo sales can be seen by clicking HERE. I'd like to highlight our clients eight most popular waterfront luxury condo buildings in Miami Beach.

The Continuum on South Beach (South of Fifth Condo)
This is my personal favorite luxury condo building- an incredible location on Miami Beach- and quite possibly THE best condo location anywhere! The Continuum Condos feature two Oceanfront Towers located on a twelve acre site at the southernmost tip of Miami Beach. Unlike most luxury condos, the twelve acre site on which The Continuum condos are located is mostly devoted to resort-like amenities. The North and South Condo Towers occupy only a small fraction of the twelve acres comprising The Continuum common areas.

The Continuum features two massive lagoon pools, three lit tennis courts, an incredible 12K + Sq. Ft. Fitness Center and many other luxury amenities. The residences are on a par with or exceeding most luxury properties with Five Star Resorts. The Continuum Miami Condos are located next to the best South of Fifth restaurants, lounges, and major tourist attractions.

Apogee South Beach Condos (South of Fifth Ultra-Luxury Condos)
Each Apogee Miami Beach condominium was built to be the equivalent of a penthouse in the sky. With just two basic floorplans, each individual condominium features 10' floor to ceiling windows, a gas grill on each terrace (unique in all of Miami Beach), and extra sound-insulation concrete barriers between condos and floors. This was the last of the luxury condo buildings built in the South of Fifth Neighborhood, with just 67 boutique ultra-luxury residences.

Apogee South Beach Condos are located next to South Pointe Park, at the southernmost tip of Miami Beach. Apogee South Beach Condos generally sell for a premium above all the other buildings listed in this article- with prices starting well over $4 Million for the smallest floorplan.

The Murano at Portofino (South of Fifth Condo)
This was The Related Group's first luxury condo building to be built and designed from the ground up. Along with The Continuum & Apogee, this condo is among the most popular South of Fifth luxury condo buildings. The Murano at Portofino is the only luxury building to feature both a fresh water and salt water pool, along with The Piaggia Beach Club.

The Murano at Portofino Condos are considered boutique, in that the three towers comprising this condominium complex feature a total of 188 condominiums. The Murano features a beautiful two story lobby, and Bayfront Townhomes facing the Miami Beach Marina and incredible views of Downtown Miami in the distance.

Icon South Beach (South of Fifth Condo)
This condo building was designed by Philip Starck, and is especially popular with Europeans and Northeastern condo buyers. Icon South Beach was completed in 2005, and shares a common entrance with the Murano Grande. Featuring an incredible & contemporary Fitness Center, along with two pools (lap pool and infinity edge wading pool), almost all Icon South Beach condos have views of the either Miami Beach or Downtown Miami skyline. Located at the entrance to Miami Beach (just off of Fifth Street), the Icon South Beach Condos appeal to the luxury buyer, especially those that look for a contemporary and minimalist design with grand building amenities.

The Portofino Tower (South of Fifth Condo)
The original South of Fifth Condo Building built during the Miami Beach real estate renaissance that began in the 1990's. The Portofino Tower set the contemporary standard for Miami Beach luxury condo buildings, as this was the first high-rise condo building built in the South of Fifth Neighborhood in over 15 years (constructed in 1997).

The Portofino Tower features a unique and incredible fitness center located on the 27th floor, with panoramic views of the City of Miami Beach, Downtown Miami, Fisher Island, and the cruise ships of sailing out towards the Atlantic Ocean.

The Il Villaggio (South Beach / Ocean Drive Condo)
The ONLY ultra-luxury boutique condo building located at the northermost tip of Ocean Drive. The IL Villaggio is next to Lummus Park, which recently underwent a complete renovation with improved landscaping and oceanfront walkways.

The Il Villaggio Condos are considered among the most exclusive and private luxury residences in all of Miami Beach. This is a boutique condo building with only 127 total condominiums and 17 stories in height. Many Hollywood and International celebrities call this building home (or vacation home).

The Akoya Miami Beach (Mid-Miami Beach Area)
The Akoya luxury condominiums are located on Collins Avenue, in one of Miami Beach's best Oceanfront locations. The Akoya condominiums were originally conceived as the sister building to the nearby Blue and Green Diamond condos.

The unique appeal of The Akoya condos are that they are moderately priced luxury condominiums, with incredible views in almost all directions. The Akoya Condo Tower sits on a unique Oceanfront property that has unobstructed views to the West, and the building rises well above all obstructions to the North and South.

The Bath Club (Mid-Miami Beach Area)
Built on the site of the historic Bath Club resort, this contemporary condo tower and luxury townhome residences are THE most luxurious oceanfront condominiums in the Mid-Beach area of Miami Beach. Located just north of what was once termed "Millionaires Row", The Bath Club was built with the highest quality construction materials in all of Miami Beach. The Developer (Arthur Peebles) took great care in making sure that no attention to detail was overlooked. The entrance is a multi-story atrium lobby with Venetian Plaster and contemporary artwork welcoming residents and guests.

The Bath Club sits on 5+ Oceanfront acres, with starter condos of two bedroom + luxury residences. The Bath Club residences are ideal for the Miami Beach luxury condo buyer looking for an ultra-luxury residence to get away from the bustle of South Beach.

Below are the past thirty days closed sales of Miami Beach Luxury Condos:

Selling Miami Beach Real Estate to Foreign Buyers

In the fifteen years that I've been representing both Buyer's and Sellers in Miami Beach's luxury real estate market- especially for condos in the South of Fifth Street Neighborhood, International clientele have always been a large part of the Buyer demand for Miami Beach luxury condos. Here are a few key points to keep in mind when working with International Buyers looking to purchase Miami Beach condos:

When negotiating, the real estate agent has to have a common language and cultural background in common to deal with prospective buyers. One of the main challenges for a Miami Beach-based real estate agent working with international customers is advising on the transfer of assets necessary to close a real estate transaction. One of the value-added services that we provide our International clientele is access to experienced legal and financial specialists. This is done in the LOCAL country of the Buyer's origin, where we can assist with the clearing and wiring of funds. These days, a high net worth foreign buyer has to be aware not only of local currency controls & tax implication with local authorities, but also potentially violating USA laws on limiting foreign currency transfers. These laws are meant to protect against International money laundering and assorted Terrorism Laws enacted since 9/11.

A major problem currently facing the Miami Beach real estate market (again, especially for waterfront condos in South Beach) is having limited inventory. Approximately 53% of international buyers to Greater Miami are from South American countries, including Venezuela, Brazil, Argentina and Colombia. Since 2009, residents of Brazil, Canada, France and Italy also represent a large number of international buyers to the waterfront condo buildings South of Fifth- such as The Continuum, Murano at Portofino, and Apogee South Beach. These particular foreign buyers tend to buy residences at the highest end (ultra-luxury) segment Miami Beach's condos market. The number of buyers from Brazil is increasing significantly, these buyers pay about 85% in cash and only need financing for the remaining 15%. Due to the relatively high property taxes in Brazil, these Buyers are not intimidated by the prevailing tax codes in Miami-Dade County nor the maintenance dues associated with owning an ultra-luxury condo in Miami Beach.

In South Florida, particularly in the luxury real estate market of Miami Beach, foreign buyers are buying up property as second homes and investments. Homes are being sold at bargain prices in some areas, while commanding high prices in "prime locations". With the dwindling inventory of prime waterfront homes and condos, property values in these specific waterfront island communities contribute to the strength, and continuing price recovery, of Miami Beach's real estate market.

The Past Ninety Days Closed Sales for Miami Beach Luxury Condos (South Beach Zip Codes Only):

Miami Beach Condos- Seven Days Closed Sales Stats

As we begin the fourth quarter of 2011, we are continuing to see incredibly strong demand for Miami Beach waterfront condos. In Miami Beach's South of Fifth neighborhood, my team and I do not detect any slowdown in sales momentum. Despite a much lower condo listing inventory in Miami Beach's South of Fifth neighborhood, there continues to be strong buyer activity and demand. The snapshot of Miami Beach's condo stats below shows closed sales of the past SEVEN days for Miami Beach condos. This represents condos sold for above $500,000 for zip codes 33139, 33140, and 33141. The seven days closed sales average of listed & sold condo prices are highlighted at the very bottom of this blog post. I previously highlighted the past ninety days of Miami Beach condos closed sales, which makes this seven day sales snapshot (during Miami Beach's "low" Fall season) particularly impressive!

In Miami Beach's South of Fifth condo market, I've highlighted the latest Continuum South Beach three bedroom direct oceanfront condo sale which closed for $1,400/S.F. The physical address of this condo is located at 100 South Pointe Drive #3004, Miami Beach, 33139. This latest Continuum condo sale represents a premium of 10% ABOVE the average closed sales prices. There are two other IDENTICAL condos that sold in April, 2011 (#1103 and #3204) for an average price of $3,060,000. For both homes and condos, this trend is another example of the strength, and continuing price recovery, of Miami Beach's real estate market.

Miami Beach Condo Sales Latest Update

I'm providing our readers the latest sales update for Miami Beach condos that have been sold over the past ninety days for a minimum of $500,000 and above. A few highlights from the Miami Beach condos sales data at the bottom of this post:

- We're witnessing the most active luxury condo market in over five years. The number of closed sales transactions has jumped almost 20%!

- Nearly 70% of purchases / Miami Beach condos closed sales were cash transactions. High end condo sales defined the market, all price indicators jumped in this subsection of the overall Miami Beach condo market.

- The majority of purchasers can be divided into two groups- High net worth foreign buyers and high net worth buyers from the Northeastern U.S. (primarily New York metropolitan area).

- The average price per square foot has increased dramatically for high demand waterfront luxury condo buildings in the premier areas of Miami Beach, such as the South of Fifth neighborhood and in select Oceanfront luxury buildings.

The average sales price (per square foot) for these specific ultra-luxury South Beach condos buildings are listed below. Sales data is based on year-to-date Miami Beach condos closed sales of over $1 Million Dollars:

South of Fifth Specific Condo Buildings

Apogee South Beach Condos: $1,713 / S.F. (Average Sales Price = $7,174,000)
The Continuum on South Beach (North and South Towers): $1,404 / S.F. (Average Sales Price = $5,056,000)
The Murano at Portofino: $853 / S.F. (Average Sales Price = $2,166,000)
Icon South Beach: $744 / S.F. (Average Sales Price = $1,860,000)
The Murano Grande: $694 / S.F. (Average Sales Price = $1,727,100)
The Portofino Tower Miami Beach: $628 / S.F. (Average Sales Price = $1,413)

Miami Beach's Boutique Ultra-Luxury Condo Building on Ocean Drive:
The Il Villaggio South Beach: $1,025 / S.F. (Average Sales Price = $2,037)

Miami Beach Condos Sold (Past Ninety Days Closed Sales)

In the past ninety days, we have experienced near-record sales prices for several premier luxury waterfront condominiums in Miami Beach's South of Fifth District. It should be noted that the closest recent sales at both Continuum Condos North and South Towers were approximately $300/Sq.Ft. lower in price from the examples that I've cited below. So I'd like to provide a quick synopsis as to why these specific recent sales closed at near record-breaking prices of over $1,500 /Sq. Ft. at The Continuum in Miami Beach's South of Fifth District:

1. Completely turnkey condominiums with incredible Ocean and City Views.
2. Premier corner condos for added privacy (neighbors cannot look into most rooms from nearby buildings).
3. Professionally and tastefully decorated, with high quality contemporary finishes & neutral colors for overall broad appeal.
4. Oversized and multi-use walk-in contemporary kitchens with separate islands for eating, cooking, and/or entertaining guests.
5. Location - THE premier luxury condo property in Miami Beach's highly coveted South of Fifth District - with twelve acres of Oceanfront land and resort-caliber amenities.
6. True flow through floorplans providing both City and Ocean views and several terraces, with separate sliding door access from all bedrooms.

Example #1:
Continuum North Tower Condo #2704
Address: 50 S. Pointe Drive, Miami Beach, FL 33139
Description: 3 beds + 3 baths with 2,173 S.F. under A/C
Nestled at the end of Ocean Drive, Continuum soars above South Beach with sweeping views of the Atlantic Ocean, South Beach and the City of Miami. White stone floors, marble baths, chef's kitchen and spacious living areas.
Sales Price : $3,500,000 @ $1,611/S.F.

Example #2:
Continuum North Tower #2105
Address: 50 S. Pointe Drive, Miami Beach, FL 33139
Description: 2 beds + 3 baths with 1,922 S.F. under A/C
Unique open floor plan surrounded with wraparound outdoor extra deep & spacious terrance overlooking the Ocean and City lights in the evening. master bedroom has own private balcony with open European kitchen and Miele Appliances. Great condo for entertaining guests and family, with a one of kind & custom floorplan.
Sales Price : $2,900,000 @ $1,509/S.F.

The past ninety days of Continuum Closed Condo Sales:

In Miami Beach's South of Fifth Neighborhood, The Continuum South Tower lobby is nearing completion of a much needed common area remodeling and facelift. The Continuum South Tower condo was completed in late 2001, and the lobby and common areas were starting to look a bit dated. Especially when compared to competing nearby South of Fifth luxury waterfront buildings - such as Apogee, The Murano at Portofino, and The Continuum North Tower (completed in 2006)- the first impression of lobby common areas was less than impressive.

The Continuum South Tower renovation and complete updating (including upstairs party room and entry lobby and stairwell) have been designed by the renowned Pepe Calderin Design firm of Miami. No attention to detail and expense was spared- with the goal being to elevate the South Tower lobby & common areas to be competitive with the surrounding ultra-luxury condo buildings of South Pointe / South of Fifth.

Below are recent pictures of the remodeling progress thus far- visible are the southern lobby, elevator entry ways, and mailbox areas. Note the beautiful, rich woodwork and attention to detail of the stone walls. The new look will add a contemporary feel to the South Tower, as well as bringing this Miami Beach condo building on a par (at the very least) with the other nearby South Pointe area buildings in Miami Beach's South of Fifth Neighborhood.

Miami Beach Condominiums- Latest Sales Data as of 8/6/2011

Closing Date	Address	Mami Beach Condo	List Price	Living Area	LP$/SqFt	Sold Price
8/1/2011	1455 OCEAN DR # 1003	Il Villaggio Condominium	$2,169,000	1,550	$1,399	$1,750,000
7/28/2011	5025 COLLINS AV # 805	Capobella	$1,500,000	2,060	$728	$1,250,000
7/28/2011	5025 COLLINS AV # 2308	Capobella	$1,190,000	1,870	$636	$1,020,000
7/26/2011	5959 COLLINS AV # 704	The Bath Club	$2,595,000	3,982	$652	$2,375,000
7/25/2011	5959 COLLINS AV # 3002	THE BATH CLUB	$6,900,000	5,700	$1,211	$5,700,000
7/20/2011	101 20 st # 3108	The Setai	$2,580,000	1,141	$2,261	$2,600,000
7/19/2011	100 S POINTE DR # 2209	Continuum	$2,325,000	2,122	$1,096	$2,200,000
7/19/2011	6301 COLLINS AV # 1601	LA GORCE PALACE	$720,000	1,744	$413	$700,000
7/18/2011	6365 COLLINS AV # 1103	AKOYA CONDO	$950,000	1,761	$539	$920,000
7/14/2011	2201 Collins Ave # UPH6	W South Beach Residences	$6,500,000	2,352	$2,764	$6,120,400
7/14/2011	101 20 ST # 3006	Setai	$2,200,000	1,316	$1,672	$1,900,000
7/14/2011	400 S POINTE DR # 1009	SOUTH POINTE TOWER COND I	$779,900	1,279	$610	$772,500
7/12/2011	101 20 ST # 2801	Setai	$1,990,000	1,198	$1,661	$1,700,000
7/12/2011	450 ALTON RD # 3004	ICON SOUTH BEACH	$980,000	1,536	$638	$900,000
7/8/2011	50 S POINTE DR # 2704	CONTINUUM II	$3,500,000	2,173	$1,611	$3,500,000
7/8/2011	300 S POINTE DR # 1501	PORTOFINO TOWERS	$1,690,000	2,340	$722	$1,625,000
7/7/2011	1445 16 ST # B402	CAPRI SOUTH BEACH	$1,623,300	1,842	$881	$1,623,300
7/7/2011	1445 16 ST # UP5	CAPRI	$990,000	1,396	$709	$935,000
7/6/2011	450 ALTON RD # 2603	ICON	$1,600,000	2,158	$741	$1,309,500
7/6/2011	50 S POINTE DR # 1206	CONTINUUM NORTH TOWER	$1,595,000	1,698	$939	$1,400,000
7/5/2011	6010 AQUA PA # 6010	AQUA AT ALLISON	$1,350,000	4,071	$332	$1,285,000
7/5/2011	400 S POINTE DR # 901	SOUTH POINTE TOWER	$850,000	1,165	$730	$825,000
7/1/2011	400 ALTON RD # 3101	Murano Grande	$3,495,000	3,979	$878	$3,400,000
7/1/2011	3737 COLLINS AV # S-601	Caribbean	$1,699,000	1,837	$925	$1,525,000
7/1/2011	6899 COLLINS AVE # 1505	CANYON RANCH MIAMI BEACH	$999,000	1,290	$774	$950,000
6/30/2011	210 ZOE WY # 210	AQUA AT ALLISON ISLANS	$2,200,000	4,387	$501	$1,850,000
6/30/2011	100 S POINTE DR # 2509	CONTINUUM SOUTH TOWER	$2,250,000	2,122	$1,060	$2,122,000
6/30/2011	50 S POINTE DR # 1205	Continuum on South Beach	$1,550,000	1,698	$913	$1,450,000
6/30/2011	10 VENETIAN WY # 2204	THE GRAND VENETIAN	$1,850,000	2,345	$789	$1,587,500
6/30/2011	100 S POINTE DR # 1406	Continuum on South Beach	$3,750,000	2,508	$1,495	$3,400,000
6/28/2011	4775 COLLINS AV # 1707	GREEN DIAMOND	$724,900	1,380	$525	$721,000
6/28/2011	300 S POINTE DR # PH4206	PORTOFINO TOWERS	$2,275,000	2,040	$1,115	$1,750,000
6/28/2011	450 ALTON RD # 3107	Icon South Beach	$1,499,000	1,815	$826	$1,440,000
6/28/2011	4779 COLLINS AV # 1407	Blue Diamond Condo	$729,000	1,380	$528	$730,000
6/27/2011	50 S POINTE DR # 1906	CONTINUUM ON SOUTH BEACH	$2,005,000	1,698	$1,181	$1,700,000
6/27/2011	5959 Collins Avenue # 1808	THE BATH CLUB	$849,000	1,904	$446	$806,500
6/27/2011	50 S POINTE DR # 2802	CONTINUUM NORTH TOWER	$3,999,999	2,621	$1,526	$3,836,000
6/27/2011	90 ALTON RD # 2901	Yacht Club at Portofino	$725,000	1,130	$642	$700,000
6/27/2011	50 S POINTE DR # 2502	CONTINUUM ON SOUTH BEACH	$4,431,000	3,017	$1,469	$3,850,000
6/24/2011	5025 COLLINS AV # 2307	CAPOBELLA	$1,050,000	1,750	$600	$870,000
6/24/2011	5801 COLLINS AV # 1000	Villa Di Mare	$2,400,000	4,599	$522	$2,400,000
6/22/2011	6899 COLLINS AV # 901	CANYON RANCH	$1,100,000	1,565	$703	$950,000
6/22/2011	6899 COLLINS AV # 1402	CANYON RANCH	$1,755,000	2,050	$856	$1,755,000
6/21/2011	16 ISLAND AV # 1A	Belle Towers	$799,000	1,700	$470	$720,000
6/21/2011	450 ALTON RD # 2504	ICON South Beach	$950,000	1,536	$618	$845,000
6/21/2011	1000 S POINTE DR # 902	Murano at Prtofino	$2,399,000	2,618	$916	$2,215,000
6/20/2011	800 S POINTE DR # 1404	APOGEE CONDO	$7,990,000	4,154	$1,923	$7,350,000
6/17/2011	6899 COLLINS AV # 802	CANYON RANCH	$1,345,000	2,050	$656	$1,200,000
6/16/2011	450 ALTON RD # 1801/3	ICON CONDOMINIUM	$3,900,000	4,303	$906	$3,400,000
6/16/2011	400 S POINTE DR # 510	South Pointe Tower	$725,000	1,559	$465	$700,000
6/13/2011	4775 COLLINS AV # 3104	GREEN DIAMOND CONDO	$825,000	1,550	$532	$780,000
6/13/2011	6365 COLLINS AV # 2703	AKOYA	$1,150,000	1,761	$653	$1,075,000
6/13/2011	100 S POINTE DR # 601	CONTINUUM SOUTH BEACH	$1,490,000	1,591	$937	$1,379,000
6/10/2011	6103 AQUA AV # 504	Spear at Aqua	$799,000	2,752	$290	$767,000
6/10/2011	100 S POINTE DR # 2106	Continuum South Tower	$3,850,000	2,508	$1,535	$3,800,000
6/10/2011	6365 COLLINS AV # 3701	AKOYA	$1,047,000	1,761	$595	$990,000
6/9/2011	458 OCEAN DR # 501	Ocean Five	$700,000	1,118	$626	$675,000
6/9/2011	2201 COLLINS AV # 1229	W South Beach Residence	$1,700,000	1,054	$1,613	$1,560,000
6/8/2011	400 ALTON RD # 1910	Murano Grande At Portofin	$1,130,000	1,548	$730	$1,080,000
6/6/2011	300 S POINTE DR # 605	PORTOFINO TOWER	$1,250,000	2,340	$534	$950,000
6/6/2011	6899 COLLINS AV # 1403	CANYON RANCH	$830,000	1,280	$648	$725,000
6/6/2011	6799 COLLINS AV # S304	CANYON RANCH SOUTH TOWER	$1,549,000	2,165	$715	$1,375,000
6/6/2011	800 S POINTE DR # 1803	Apogee	$5,400,000	2,756	$1,959	$4,900,000
6/3/2011	450 ALTON RD # 804	ICON South Beach	$719,000	1,536	$468	$697,500
6/3/2011	1900 SUNSET HARBOUR DR # 1808	Sunset Harbour North	$825,000	1,550	$532	$750,000
6/2/2011	50 S POINTE # 2101	continuum	$5,299,000	3,017	$1,756	$5,050,000
6/2/2011	1000 POINTE DR # 608	MURANO AT PORTOFINO	$1,090,000	1,791	$609	$935,000
5/31/2011	450 ALTON RD # 2802	ICON South Beach	$1,350,000	1,933	$698	$1,275,000
5/26/2011	1000 S POINTE DR # 901	Murano At Portofino	$3,800,000	3,365	$1,129	$3,500,000
5/25/2011	4775 COLLINS AV # 2101	GREEN DIAMOND CONDO	$1,240,000	2,010	$617	$1,240,000
5/25/2011	1900 SUNSET HARBOUR DR # 2302/4	SUNSET HARBOR	$1,195,000	2,350	$509	$1,050,000
5/23/2011	4775 COLLINS AV # 1802	GREEN DIAMOND	$999,000	1,530	$653	$890,000
5/23/2011	3801 COLLINS AV # 1104	Mosaic	$775,000	1,212	$639	$720,000
5/23/2011	450 ALTON RD # 1701	ICON South Beach	$1,695,000	2,145	$790	$1,650,000
5/20/2011	4775 COLLINS AV # 2804	Green Diamond Condo	$775,000	1,490	$520	$750,000
5/20/2011	4391 COLLINS AVENUE # 1414	FONTAINEBLEAU IIISORRENTO	$899,000	992	$906	$825,000
5/20/2011	4779 COLLINS AV # 1704	Blue Diamond Condo	$745,000	1,550	$481	$710,000
5/19/2011	400 ALTON RD # 1602	MURANO GRANDE	$899,000	1,874	$480	$825,000
5/19/2011	9 ISLAND AV # T5	NINE ISLAND AVENUE CONDO	$825,000	2,109	$391	$720,000
5/18/2011	300 S POINTE DR # 403	PORTOFINO	$1,295,000	2,340	$553	$1,188,000
5/18/2011	400 S POINTE DR # 1705	SOUTH POINTE TOWER	$700,000	1,042	$672	$680,000
5/18/2011	4775 COLLINS AV # 2504	GREEN DIAMOND CONDO	$949,000	1,550	$612	$815,000
5/17/2011	50 S POINTE DR # 2201	CONTINUUM NORTH TOWER	$4,500,000	3,017	$1,492	$4,050,000
5/17/2011	400 S POINTE DR # 1910	SOUTH POINTE TOWER	$990,000	1,559	$635	$926,000
5/16/2011	50 S POINTE DR # 1704	Continuum On South Beach	$1,345,000	1,491	$902	$1,300,000
5/16/2011	450 ALTON RD # 1703	ICON South Beach	$1,895,000	2,158	$878	$1,655,000
5/12/2011	125 JEFFERSON AV # 146	THE COURTS AT SOUTH BEACH	$749,000	1,485	$504	$719,000
5/11/2011	1000 VENETIAN WY # 1202	One Thousand Venetian	$1,099,000	2,010	$547	$950,000
5/11/2011	101 20 ST # 2506	The Setai	$1,690,000	1,316	$1,284	$1,540,000
5/10/2011	100 S POINTE DR # 3207	Continuum South Beach	$4,500,000	2,954	$1,523	$4,000,000
5/10/2011	100 S POINTE DR # 3604-3	Continuum South Tower	$13,500,000	6,438	$2,097	$10,576,000
5/9/2011	4775 COLLINS AV # 2607	green diamond	$780,000	1,380	$565	$730,000
5/9/2011	101 20 ST # 3206	SETAI	$2,150,000	1,316	$1,634	$1,930,000
5/9/2011	4775 COLLINS AV # 3605	GREEN DIAMOND	$895,000	1,380	$649	$825,000
5/9/2011	101 20 ST # 2104	The Setai	$1,049,000	1,162	$903	$980,000
5/9/2011	1000 S POINTE DR # 2502	MURANO AT PORTOFINO	$2,550,000	2,618	$974	$2,400,000
5/9/2011	6899 COLLINS AV # 907	CANYON RANCH	$1,020,000	1,565	$652	$958,000
5/6/2011	450 ALTON RD # 1503/4	ICON Condo	$2,799,000	3,694	$758	$2,550,000
5/6/2011	4775 COLLINS AV # 2607	green diamond	$780,000	1,380	$565	$760,000

In Miami Beach's highly coveted South of Fifth Neighborhood, The Continuum Miami Beach condos continue to see impressive sales records. This type of waterfront condo sales momentum has not been seen since the market heights of 2006! In my opinion, and judging by my own team's very active first half of the year, this is due to the following reasons:

1. Most Miami Beach waterfront condo buyers are usually seeking a second or even third vacation home. These tend to be very affluent owners / buyers and are usually willing to purchase all cash.

2. Miami Beach condos, especially in the premier areas such as South of Fifth Street in South Beach, are unique. There will be almost NO further waterfront condo development in South Beach given the scarcity of land and Miami Beach's strict developement regulations / restrictions. This puts a permanent bottleneck on future supply & represents a strong upside for future real estate market appreciation.

3. Miami Beach attracts an international clientele / market that's less influenced by short term financial trends. Affluent USA Northeast second homeowners, Brazilians, Colombian, Russian, and general South American's are the majority of today's luxury condo Buyers in South of Fifth Street waterfront luxury buildings - such as The Continuum, Apogee, The Murano at Portofino, The Portofino Tower, The South Pointe Tower, Icon South Beach, and The Murano Grande.

4. All of the above cited South of Fifth waterfront condo buildings are impeccably maintained, architecturally unique, and provide residents with the latest modern luxury amenities. Most especially, The Continuum on South Beach offers twelve incredible oceanfront acres at the Southernmost tip of Miami Beach. This is as the equivalent of living at an Oceanfront resort, with features and a location that CANNOT be reproduced.

Below are the seven days CLOSED sales of Continuum Condos. Note that North Tower #2502 is a raw or "Decorator Ready" condominium, which sold for an incredible $1,469 per Square Foot of living space!

Continuum Miami Beach Condos- Last Seven Days Closed Sales

Late Spring and Summer Events in Miami & Miami Beach

As the summer months and "low season" is upon us, there's much to do in Miami and Miami Beach. Even as the slower-paced time of year is here, there's so much to do and see in and around Miami Beach for year-round residents and homeowners.

Dining & Nightlife

Cozy Bar is a must for the nearby condo residents. This is where the owners and residents of The Continuum on South Beach, The Portofino Tower, Apogee, The Murano at Portofino, and the other local South of Fifth residents gather to hear live music, Wednesday - Sunday, beginning around 9:30pm. You can go to www.thecozybar.com to see their line up or stop by my desk for the calendar.

Joe's Stone Crab has officially begun it's summer hours: From now until July 31, 2011, they will be closed for lunch. Dinner hours are as follows: Wednesday, Thursday & Sunday: 6pm -10pm, Friday & Saturday: 6pm - 11pm, Closed: Mondays & Tuesdays. A Miami Beach South of Fifth Neighborhood classic is now available year-round!

Pied a Terre (1701 James Ave., 2nd floor of the Cadet Hotel) gets mentioned in the Miami Herald. Seems like it's a hidden jewel worth sampling: http://www.miamiherald.com/2011/05/05/2200667/pied-a-terre-a-south-beach-hideaway.html

Thali Indian & Thai (754 Washington Avenue) gets a nice write up by Lee Klein in the Miami New Times: http://www.miaminewtimes.com/2011-05-12/restaurants/thali-indian-and-thai-fresh-and-affordable-in-south-beach/

Lou Lou Le Petit Bistro comes to Brickell. See what the Miami Herald has to say: http://www.miamiherald.com/2011/05/12/2211841/lou-lou-le-petit-bistro-adds-french.html

Haven has just opened at 1237 Lincoln Road (next to Alta Mare). A "gastro-lounge" focusing on small bites with many local and organic offerings, Haven infuses a bit of nightlife into your dining experience. http://havenlounge.com/

The Brooklyn Water Bagel Company just opened on 1115 5th Street (ground floor at The newly completed Fifth and Alton Shopping Center). Owned and conceived by CNN's Larry King, the best Bagels from New York City and the water is supposedly brought in from New Jersey!http://www.brooklynwaterbagels.com/index.php

Other Greater Miami Highlights

Don't forget: MAY IS MUSEUM MONTH! Museum-hopping a bargain in May. Culture shouldn't break the bank this month. May is Miami Museum Month, with a record 17 participants offering buy-one-get-one-free admission.Anyone who is already a member of any of the museums -- or joins during May -- can go to any other museum for free throughout the month. Participating museums include Bass Museum of Art in Miami Beach (off of Collins and 23rd), the Haitian Heritage Museum, HistoryMiami, Miami Art Museum, Miami Science Museum and the Wolfsonian - FIU. The Greater Miami Convention & Visitors Bureau started the initiative in 2009. Four new museums joined this year: Ancient Spanish Monastery, Coral Gables Merrick House, Coral Gables Museum and Wings Over Miami Air Museum. A full list and more information can be found online at www.MiamiMuseumMonth.com.

Sleepless Night (the all-night arts extravaganza) returns to Miami Beach this year on November 5: http://www.miamiherald.com/2011/05/05/2202992_sleepless-night-returns-to-miami.html#storylink=addthis

Cirque du Soleil's Eloizecomes to the Arsht Center July 26th - August 7, Tickets start at $25.00. http://www.arshtcenter.org/tickets/calendar/view.aspx?id=9525

Elle Magazine to open Elle Spa at the Eden Roc Hotel in June: http://www.miamiherald.com/2011/05/03/2199266/elle-magazine-opens-spa-at-miami.html

Hair comes to the Adrienne Arsht Center from May 31 - June 5. Tickets can be found here: http://www.arshtcenter.org/tickets/calendar/view.aspx?id=7765

Performances & Concerts

Taylor Swift: June 2 @ 7pm BankAtlantic Center Sunrise http://www.ticketmaster.com/event/0D0046448A144F5A?brand=&tm_link=tm_music_g7&hot_ticket_brand=music

Katy Perry: June 11 @ 7:30pm BankAtlantic Center Sunrise http://www.ticketmaster.com/event/0D004631AAA0706C?artistid=1265325&majorcatid=10001&minorcatid=1

Martin Lawrence: June 25 @ Adrienne Arsht Center http://www.ticketmaster.com/event/0D004696C89A6727?tm_link=tm_homeA_h2&crosssite=LN_US:770077:106742

Rihanna: Bank Atlantic Center July 14 @ 7:30 pm. http://www.ticketmaster.com/event/0D004657C0276747?tm_link=tm_homeA_g13&crosssite=LN_US:1013826:107150

Sade: Friday, July 15, 2011Bank Atlantic Centerhttp://www.miamiherald.com/2010/12/09/1963240/fresh-takes-on-asian-favorites.html

Ke$ha: August 7, 20110 @ 7:30pm BayFront Park Amphitheater http://www.livenation.com/event/0D004687E3B479BC?brand=&tm_link=tm_homeA_g12&hot_ticket_brand=home

Marc Anthony: September 16 @ 8pm American Airlines Arena http://www.ticketmaster.com/event/0D0046ABB4826732?crosssite=LN_US:759949:106601