Market TRENDS Luxury Miami&Fort Lauderdale Mid Year 2011

TRENDS
2011
MID-YEAR
UPDATE
2011
THE FIRST 6 MONTHS
Basic economic theory tells us that as supply falls and demand rises, prices should increase. The real estate market in South Florida for the first six months of 2011 is representative of this basic economic theory. Spurred by foreign buyers with cash offers, inventory of properties for sale had dropped to 5 year low by June 2011. Waterfront property sales led the way with price increases, bolstering an overall increase in the average sales price in both counties to a two year high point. Cash buyers continue to fuel the very high and very low end markets. Financing, although more available, is still slowing real recovery in the middle of the market. Will this last? Talk of the shadow inventory and the possibility of a future correction seem to be the caveat to all of the apparent, and now indisputable, good news about the market. Most experts feel that there will be some increased inventory released by banks either through short sale or foreclosure sales coming in the next few months now that supply is low and prices are improved. While the inventory is needed, most agree that there is not enough shadow inventory to create any significant backsliding momentum in most of our market areas. It is our privilege to share our Mid-Year 2011 Real Estate Market Trends with you and hope that you find the information useful about the market in South Florida.
Beth Butler President & COO ONE Sothebys International Realty +1 305 666 9322 onesothebysrealty.com
CORAL GABLES Santona Corner 1430 S Dixie Highway, Suite 110 Coral Gables, Florida 33146
M I D -Y E A R U P D A T E
2011
MIAMI BEACH Atlantic Center Building 119 Washington Avenue Miami Beach, Florida 33139
KEY BISCAYNE The Galleria Mall 328 Crandon Boulevard, Suite 222 Key Biscayne, Florida 33149
FORT LAUDERDALE Las Olas 888 E Las Olas Boulevard, Suite 110 Fort Lauderdale, Florida 33301
Key Observations
Instant gratification is on the rise with South Florida real estate buyers. Properties in tip-top shape are garnering disproportionately higher prices than those that need work. Buyers are no longer attached to decorator ready and are looking not only for finished properties but are attracted to well-designed furniture packages that can be delivered within a short time of closing.
04
I TRENDS
O N E S O T H E B Y S R E A L T Y. C O M
2011
SCORCHING ZIPS With 89
41%
SHRINKING INVENTORY
On June 30, 2011 the inventory of $1 million plus homes in Miami Dade and Broward counties had dropped to the lowest point in five years. With just under 3,000 homes and condos on the market in this price range, inventory is down 41% since June 2006.
Source: Southeast Florida Regional MLS
closed sales in excess of $1 million through the end of June 2011, 33160 continues to be the hottest high end market in South Florida. Weve upgraded the sales status from hot to scorching since the number of sales is twice what they were this time last year.
155
LOOKING UP Thats the number of $1 million+ homes that closed in June 2011 in Miami Dade and Broward counties, making it the highest closing month in this price range so far this year.
Source: Terradatum
While foreign purchasers make up about 7% of the U.S. residential real-estate market, their numbers have swelled: According to the National Association of Realtors, 18% of Realtors in the U.S. market reported selling a home to at least one international buyer in 2010, up from 12% in 2009. In the Greater Miami area, nearly 60% of all sales last year were to buyers from overseas. For sales of newly built condos downtown, that figure jumps to 90%, says the group.
THE WALL STREET JOURNAL, MAY 2011
90%
ULTRA LUXURY The price
differential on average between the Asking Price and Sales Price for residential properties over $1 million in Miami Dade County.
ON THE MOVE
Did you know that one half of all local searches are performed on mobile devices? ONE Sothebys remains the only local iPad app in South Florida.
Source: Agent Genius
SIGNIFICANT SALES
ONE Sothebys International Realty sold this property on the Sunset Islands in Miami beach for a record-breaking $19.8 Million in June 2011.
Source: Terradatum
TRENDS I
05
At a Glance: Mid-Year 2011

The sale of $1 million homes in Miami-Dade and Broward counties represented 8% of the total sales thus far in 2011. In 2010, just 2.4% of all sales were over that price point. With limited financing resources still available in the market, the high-end market grows as an overall percentage due to the large number of cash buyers in this price range.
Under $1 Million Over $1 Million
Sold Mid-Year 2011 On The Market
$500K - $1M
$1M - $3M
PRICE RANGE
$3M - $5M
$5M - $10M
$10M+ 0 1250 2500 3750 5000
NUMBER OF HOMES
Source: Southeast Florida Regional MLS. Source: Southeast Florida Regional MLS.
06
I TRENDS
Traditional Sales Short Sales Bank-Owned Properties
2011
Month by Month
Overall sales in all price ranges in Miami-Dade and Broward counties show a 15% increase in the number of sales over the same time period last year. The market is still showing some seasonality as March continues to be the month when the most properties closed in both counties.
Miami-Dade County
6000
Broward County
SHADOW INVENTORY
NUMBER OF HOMES SOLD
Short Sale and REO properties now represent only 2.9% of the homes and condos for sale in South Florida above $1 million. There are only 6 Bank-owned properties currently on the market with a Listing Price over $1 million.
Source: Southeast Florida Regional MLS. Active inventory count current as of June 30,2011.
3000
Jan
Feb
Mar
Apr
May
Jun
MONTH
Average Sales Price
5.2
MARKET SHIFT
No longer a buyers market, inventory levels have dropped to a 5.2 month supply in Broward County. Six to nine months is considered a balanced market. Miami-Dade comes in at 7.7 months and falling. Both counties crested with 3-4 years supply in 2008. June 2011 is the lowest level in 5 years.
Source: Terradatum
Showing slow signs of recovery, the Average Sales Price in both counties is on an upward swing. The Average Sales Price in Broward County seems to show a slow and steady increase since dropping slightly in January and ending in June 2011 with a 2 year high of $197,000. Miami-Dades Average Sales Price shows a more dramatic climb this year, ending in June 2011 at a high of just under $300,000.
Miami-Dade County Broward County
$300K
$200K
PRICE
$100K $0
Jul
Aug
Sep
Oct
Nov
Dec
Jan
Feb
Mar
Apr
May
Jun
MONTH
TRENDS I
07
South of Miami
CORAL GABLES COCOPLUM SNAPPER CREEK LAKES GABLES ESTATES OLD CUTLER WATERFRONT PONCE DAVIS, HIGH PINES COCONUT GROVE PINECREST PALMETTO BAY
5935 Moss Ranch Road, Pinecrest Offered at $4,149,000
IN DEPTH COMMUNITY PROFILES
OVERVIEW
Coral Gables
One of the few areas to show a slowdown over this time a year ago, single family waterfront homes in Coral Gables languished a bit in the first half of the year. The Average Asking Price in this market is still at just under $5 million. Pending sales increased in May and June and foretell a better summer sales season. It is also interesting to note that the REO inventory has been absorbed, leaving no waterfront foreclosures left to purchase.
Waterfront Properties # of Transactions Single Family Homes

Mid-Year 2010 Mid-Year 2011 Change 29 20 -31%
Average Sales Price

$2,989,259 $1,892,975 -37%
Median Sales Price

$2,500,000 $1,282,250 -49%
% of REO Sales
10% -
10 Edgewater Drive #12A/C, Coral Gables Offered at $6,500,000 or $30,000/month
OVERVIEW
Coral Gables
Showing better sales this year, non-waterfront properties in the Gables are moving at a brisk clip. The inventory of Single Family Homes has dropped below the 6 month mark, signaling a sellers market and attributing to the price increases. The high-end condo market is up as well, with a significant increase in the number of sales and the Average Sales Price.
Non-Waterfront Properties # of Transactions Single Family Homes

Mid-Year 2010 Mid-Year 2011 Change 186 212 14%
Average Sales Price

$693,932 $788,259 14%
Median Sales Price

$525,000 $575,000 10%
% of REO Sales
10% 11%
# of Transactions 3200 Granada Boulevard, Coral Gables Offered at $3,900,000

Average Sales Price

$1,357,500 $2,101,455 55%
Median Sales Price

$1,262,500 $1,245,000 -1%
% of REO Sales
-
Condos ($1M+)
Mid-Year 2010 Mid-Year 2011 Change
7 12 71%
TRENDS I
09
CORAL GABLES
Cocoplum
Mid-Year 2010 Mid-Year 2011 Change 3 1 -67% Cocoplum is one of the most prestigious guard gated communities in Coral Gables, offering 24 hour roving security patrol, clubhouse, gym, playground, tennis courts, basketball courts and marina. Sales of non-waterfront homes increased a dramatic 175% in the first half of 2011 compared to 2010. Out of the 11 homes sold, only 1 was a bank owned foreclosure. On the other hand, only one waterfront sale closed in the first half of 2011 compared to the 3 sales in 2010, despite the average sales price dropping over 20%.
Average Sales Price

$2,865,000 $2,225,000 -22%
Median Sales Price

$2,950,000 $2,225,000 -25%
% of REO Sales
-

Average Sales Price

$2,012,500 $1,735,909 -14%
Median Sales Price

$1,975,000 $1,500,000 -24%
% of REO Sales
9%
190 Paloma Drive, Cocoplum Offered at $5,600,000
CORAL GABLES
Snapper Creek Lakes

The full-service marina with full-time dock master and security is just one of the reasons Snapper Creek Lakes is a viable choice for luxury home buyers. The average price for listed homes is over $4.5 Million, showing that the most expensive properties are slower to sell. One waterfront home has sold in Snapper Creek Lakes thus far in 2011 with an impressive sales price of $2.35 Million. At time of publication, two non-waterfront homes closed in Snapper Creek Lakes, a 50% decrease in transactions from the same time period in 2010.

Mid-Year 2010 Mid-Year 2011 Change 1 100%
Average Sales Price

$2,350,000 100%
Median Sales Price

$2,350,000 100%
% of REO Sales
-

Average Sales Price

$2,874,750 $2,450,000 -15%
Median Sales Price

$2,925,000 $2,450,000 -16%
% of REO Sales
-
10
I TRENDS
CORAL GABLES
Gables Estates
Designed by Arvida in the 1960s, Gables Estates remains a prestigious and private community. No transactions had taken place in Gables Estates at time of publication or during the same time period last year, but there are pending sales, signalling some activity to look forward to in the next six months.
All Properties # of Transactions Single Family Homes

Mid-Year 2010 Mid-Year 2011 Change 0 0
Average Sales Price

-
Median Sales Price

-
% of REO Sales
-
400 Arvida Parkway, Gables Estates Offered at $16,975,000
CORAL GABLES
Old Cutler Waterfront Communities
Old Cutler Bay, Hammock Oaks, Journeys End This years 2 transactions during this time period both occurred in Old Cutler Bay. There was the same amount of sales in Old Cutler Bay during the first six months of 2010. However, average and median sales price in Old Cutler Bay decreased. No sales in Hammock Oaks or Journeys End had taken place at time of publication.

Average Sales Price

$4,047,500 $2,275,000 -44%
Median Sales Price

$4,047,500 $2,275,000 -44%
% of REO Sales
-
601 Reinante Avenue, Old Cutler Bay Offered at $5,750,000
Ponce Davis, High Pines

One of the fastest-growing, non-waterfront neighborhoods, Ponce Davis sits directly between Coral Gables and South Miami. Most impressively, the average sales price increased by 25% - a figure which did not keep the number of transactions in Ponce Davis/High Pines from increasing slightly during the first six months of 2011.

Average Sales Price

$1,208,036 $1,514,000 25%
Median Sales Price

$1,155,000 $1,225,000 6%
% of REO Sales
-
4845 Southwest 80 Street, Ponce Davis Offered at $3,995,000

TRENDS I
11
Coconut Grove
The Coconut Grove waterfront single family home market continued to show signs of improvement in the first half of 2011, with an increase in the amount of transactions and Average Sales Price. Our company holds the record for the highest priced single family home sale in Coconut Grove with the sale of a waterfront home at 3500 Curtis Lane for $13 Million in April 2011. Waterfront condos dropped in the amount of transaction and prices as REO sales increased in this category. Although waterfront condo average and median sales prices decreased, prices held better than non-waterfront condos.

Average Sales Price

$5,216,667 $5,354,874 3%
Median Sales Price

$5,500,000 $3,175,000 -42%
% of REO Sales
-
# of Transactions
Mid-Year 2010 55 36 -35%
Average Sales Price

$779,448 $764,738 -2%
Median Sales Price

$640,000 $539,000 -16%
% of REO Sales
2% 6%
Condos
Mid-Year 2011 Change
3618 Matheson Avenue, Coconut Grove Offered at $2,975,000
Coconut Grove
The Coconut Grove non-waterfront single family home market was active compared to the first half of 2010 with a 35% increase in the amount of transactions. There was also an increase in average and median sales price despite the fact that 25% of transactions were REO sales. The amount of Coconut Grove non-waterfront condo transactions increased as both average and median sales price decreased. REO transactions continue to be a significant percentage of sales in this category.

Average Sales Price

$532,172 $610,650 15%
Median Sales Price

$499,999 $510,000 2%
% of REO Sales
16% 25%
# of Transactions
Mid-Year 2010 98 119 21%
Average Sales Price

$289,979 $216,755 -25%
Median Sales Price

$209,450 $150,000 -28%
% of REO Sales
33% 34%
3601 Matheson Avenue, Coconut Grove Offered at $2,495,000

12
I TRENDS
Condos
Pinecrest
The amount of transactions in North Pinecrest decreased compared to 2010, as did the Median Sales Price. However, the Average Sales Price increased despite an increase in REO transactions. South Pinecrest outperformed North Pinecrest in quantity of transactions, which could be attributed to a decrease in both average and median sales prices.
North Pinecrest # of Transactions Single Family Homes

Average Sales Price

$1,318,902 $1,329,797 1%
Median Sales Price

$1,020,000 $915,000 -10%
% of REO Sales
2% 5%
South Pinecrest # of Transactions Single Family Homes

Average Sales Price

$861,060 $711,530 -17%
Median Sales Price

$675,000 $586,750 -13%
% of REO Sales
9% 9%
6500 Southwest 98 Street, Pinecrest Offered at $4,999,999
Palmetto Bay
Palmetto Bay has had a favorable year thus far. The amount of transactions for the first six months of 2011 has increased by 27% from this time last year despite increased sales prices. With REO transactions making up a smaller portion of the whole than in 2010, this neighborhood is experiencing favorable trends across the board.

Average Sales Price

$383,939 $391,965 2%
Median Sales Price

$362,500 $385,000 6%
% of REO Sales
22% 18%
6755 Southwest 152 Street, Palmetto Bay Offered at $6,499,000

TRENDS I
13
Miami, Downtown
BRICKELL DOWNTOWN KEY BISCAYNE
14
I TRENDS
Brickell
Brickell continues to absorb its inventory primarily with international buyers, while developers are poised to begin building again later this year, adding more condo, retail and mixed-use buildings. Overall, 18% more units sold and the average sales price continues an upward climb as we head in to the second half of 2011. There was an increase of REO sales that helped with the inventory absorption. The distressed inventory is depleting with only 2% of active REO and 7% Short Sales remaining at time of publication. With investors taking advantage of this buyers market and the influx of professionals seeking the live work environment, rental rates in the area have driven up by an average of 12% over the same period.
Waterfront Properties # of Transactions

Mid-Year 2010 307 334 9%
Average Sales Price

$410,785 $430,022 5%
Median Sales Price

$245,000 $275,000 12%
% of REO Sales
19% 21%
Condos
Non-Waterfront Properties # of Transactions

Mid-Year 2010 107 156 46%
Average Sales Price

$201,384 $222,249 10%
Median Sales Price

$165,000 $200,250 21%
% of REO Sales
28% 38%
Condos
1425 Brickell Avenue #48E, Miami Offered at $3,400,000
Downtown
Just like Brickell, the Downtown area is absorbing its inventory and developers are set to begin construction with condo/hotels and a possible gaming resort. Over the 6 month comparison, there were 31% more units sold with an average sales price increase of 10%. The non-waterfront area with the most REO had the largest number of sales, driving the REO inventory down by 14%. At time of publication the amount of active REO was a mere 1% of the inventory and short sales represented 7%. Rental rates on average are up 21% over last year, providing further proof that the downtown area remains a good investment with positive cash flow.

Mid-Year 2010 89 108 21%
Average Sales Price

$385,498 $436,232 13%
Median Sales Price

$280,000 $325,000 16%
% of REO Sales
10% 13%
Condos

Mid-Year 2010 27 44 63%
Average Sales Price

$210,566 $238,620 13%
Median Sales Price

$140,000 $155,000 11%
% of REO Sales
37% 23%
Mint at Riverfront, Miami From $240,000 to $1,250,000

Condos
TRENDS I
15
Key Biscayne
Still a favorite for extraordinary living, Key Biscayne waterfront homes continue to fare well with a whopping 133% increase in number of transactions and a steady average price per square foot at $1,626.91. Despite impressive numbers, the first REO sale for this type of property occurred in the first half of 2011.

Average Sales Price

$6,887,333 $6,972,857 1%
Median Sales Price

$6,750,000 $6,200,000 -8%
% of REO Sales
14%
330 Harbor Drive, Key Biscayne Offered at $9,950,000
Key Biscayne
The beautiful oceanfront buildings in the village of Key Biscayne are continuing to hold their value, with the same number of closings for about the same median price in both the first six months of 2010 and 2011. It is worthwhile to note that so far this year, depending on views and building location, price per square foot ranges largely from $223.46 all the way up to $1,058.61.

Mid-Year 2010 74 74 0%
Average Sales Price

$1,040,926 $982,357 -6%
Median Sales Price

$697,500 $705,000 1%
% of REO Sales
1% 5%
455 Grand Bay Drive #1025, Key Biscayne Offered at $550,000

16
I TRENDS
Condos
Key Biscayne
While the number of closings increased in quantity, the average selling price has decreased by almost 20% - a trend justified by 12 sales under $1 Million for the first semester of 2011 versus only 5 for the first semester of 2010. Current property offerings start at $1,100,000, which should result in higher average selling prices in the future.

Average Sales Price

$1,551,128 $1,258,159 -19%
Median Sales Price

$1,252,207 $1,095,000 -13%
% of REO Sales
4% 3%
462 Ridgewood Road, Key Biscayne Offered at $3,333,333 or $20,000/month
Key Biscayne
Live in Key Biscayne for $200,000? Yes, that was possible this year with non-waterfront closings nearly dominated by foreclosures, representing 42% of total and causing a 43% drop in median sales price. On a more optimistic note, 17 pending contracts at the time of publication indicate a slight upward trend, with less foreclosures in the mix.

Mid-Year 2010 27 34 26%
Average Sales Price

$357,519 $230,994 -35%
Median Sales Price

$365,000 $207,500 -43%
% of REO Sales
11% 41%
1121 Crandon Boulevard #F302, Key Biscayne Offered at $1,595,000

Condos
TRENDS I
17
Miami Beach
SOUTH BEACH MID BEACH NORTH BEACH SOUTH OF FIFTH FISHER ISLAND PALM, STAR, & HIBISCUS ISLANDS SUNSET ISLANDS VENETIAN & LA GORCE ISLANDS NORTH BAY ROAD & PINETREE DRIVE
7331 Belle Meade Island, Miami Beach 1 8 I T R atN D S Offered E $2,900,000
OVERVIEW
Miami Beach
Waterfront sales in Miami Beach rose 30% year over year. The Average Sales Price and foreclosures are leading indicators for the increase. Waterfront condos continue to make waves with a robust increase in the number of sales. Despite the flushing out of the distressed condos inventory, a small 1% increase in price per square foot demonstrates stabilization along the American Riviera.

Average Sales Price

$3,503,333 $2,912,833 -17%
Median Sales Price

$2,959,000 $1,999,000 -32%
% of REO Sales
5% 14%
# of Transactions
Mid-Year 2010 738 981 33%
Average Sales Price

$600,573 $596,792 -1%
Median Sales Price

$309,500 $293,000 -5%
% of REO Sales
13% 23%
Condos
1000 S Pointe Drive PH-4, Miami Beach Offered at $5,750,000
OVERVIEW
Miami Beach
The number of non-waterfront homes for sale in Miami Beach has dropped to the lowest point in the last 5 years. Although the number of sales is down, the Median Sales Price is up 20%. On the other hand, non-waterfront condos show a substantial increase in number of sales a good portion due to the distressed inventory being depleted. Pricing has been modestly hit as a result.

Average Sales Price

$764,000 $757,000 -1%
Median Sales Price

$542,000 $648,000 -5%
% of REO Sales
13% 13%
# of Transactions
Mid-Year 2010 332 489 47%
Average Sales Price

$171,555 $173,423 1%
Median Sales Price

$130,000 $123,000 -5%
% of REO Sales
24% 37%
2110 Lucerne Avenue, Miami Beach Offered at $2,299,000

Condos
TRENDS I
19
MIAMI BEACH
South Beach
While 2009 to 2010 statistics were relatively flat, 2011 is off to an impressive start with the number of transactions closing just short of a 30% increase. Meanwhile, price per square foot pricing has begun an uphill climb, with a 7% increase from mid-year 2010. In the month of June 2011, ONE Sothebys International Realty closed $25,000,000 in sales at The Residences at W South Beach.

Mid-Year 2010 367 472 29%
Average Sales Price

$684,755 $749,501 9%
Median Sales Price

$340,000 $345,000 1%
% of REO Sales
12% 14%
The Residences at W South Beach From $660,000 to $6,500,000
Condos
MIAMI BEACH
Mid Beach
Waterfront Mid-Beach and Millionaires Row have been the most stagnant of the Miami Beach markets, but still show an increase in number of transactions sold. Price per square foot pricing was hit, dropping 14% perhaps a function of the distressed inventory being depleted.

Mid-Year 2010 228 279 22%
Average Sales Price

$516,630 $439,760 -15%
Median Sales Price

$300,000 $300,000 0%
% of REO Sales
10% 19%
Condos
5757 Collins Avenue #605, Miami Beach Offered at $1,226,000
MIAMI BEACH
North Beach
Canyon Ranch Resort and Akoya are the strong players in the North Beach Market, feeding a robust 62% sales volume increase in this sector. Interesting to note: 9 distressed sales closed at Akoya during the first half of 2011, while only 2 are active at the time of this post as the distressed inventory dries up. Mid-Year 2010

124 201 62%
Average Sales Price

$289,110 $318,112 10%
Median Sales Price

$239,000 $222,500 -7%
% of REO Sales
26% 25%
6365 Collins Avenue #TS-01, Miami Beach Offered at $30,000/month

20
I TRENDS
Condos
MIAMI BEACH
South of Fifth
With just short of a whopping 50% growth in number of transactions closed, inventory down, and a 9% increase in price per square foot pricing - the most coveted condominium neighborhood of Miami Beach continues to demonstrate its popularity with todays buyers.
All Properties # of Transactions

Mid-Year 2010 137 204 49%
Average Sales Price

$1,007,315 $1,179,740 17%
Median Sales Price

$611,750 $660,000 8%
% of REO Sales
7% 9%
Condos
300 S Pointe Drive PH-4004, Miami Beach Offered at $4,700,000
MIAMI BEACH
Fisher Island
The typical sale on prestigious Fisher Island remains a 3 bedroom, 3 bathroom residence with approximately 3,000 square feet and a waterfront view. Number of closed transactions and price per square foot pricing are both up considerably, with price per square foot increasing by an impressive 19%.
All Properties # of Transactions

Mid-Year 2010 21 26 24%
Average Sales Price

$1,936,325 $2,503,460 29%
Median Sales Price

$1,975,000 $2,000,000 1%
% of REO Sales
4%
7161 Fisher Island Drive, Fisher Island Offered at $5,500,000

Condos
TRENDS I
21

MIAMI BEACH
Palm, Star & Hibiscus Islands

Only Star and Hibiscus have seen waterfront sales during the first six months of 2011. The amount of sales in Star Island tripled and Average Sales Price more than doubled. This April, the sale of 13 Star Island for $25.5 million became the highest sale for a Single Family home in Miami-Dade County in over 5 years.
Waterfront Properties # of Transactions Single Family Condos Homes

Average Sales Price

$6,091,666 $9,707,000 59%
Median Sales Price

$7,175,000 $9,707,500 35%
% of REO Sales
-
211 N Coconut Lane, Palm Island Offered at $3,495,000
MIAMI BEACH
Sunset Islands
Waterfront sales remain strong in the Sunset Islands. Although waterfront homes sold at the same pace in the first half of 2011 as in the first half of 2010, both Average and Median Sales Prices have nearly doubled. A home on Sunset Island I went under contract during the first half of 2011, closing in July for $19.8 million. This was second highest sale in Miami-Dade County at time of publication.

Average Sales Price

$2,400,000 $4,625,000 93%
Median Sales Price

$2,400,000 $4,625,000 93%
% of REO Sales
-
1647 North View Drive, Miami Beach Offered at $10,750,000
MIAMI BEACH
Venetian, La Gorce Island

Although there were no waterfront sales on La Gorce Island during the first half of 2011, the Venetian Islands saw an increase in activity compared to the first half of 2010. Not only did sales increase by 30% on the Venetians, but Average Sales Price increased by 16% and Median Sales Price increased by 28%.

Average Sales Price

$5,751,500 $2,507,000 -56%
Median Sales Price

$5,200,000 $2,500,000 -52%
% of REO Sales
-
94 la Gorce Circle, Miami Beach Offered at $12,900,000

22
I TRENDS
MIAMI BEACH
North Bay Road, Pinetree Drive

Although the amount of sales dropped by 27%, prices have significantly increased on North Bay Road and Pinetree Drive. Average and Median Sales Prices increased by over 20% on North Bay Road. Pinetree Drive prices had the most growth in the first half of 2011, with Average and Median Sales Prices more than doubling.

Average Sales Price

$3,128,000 $5,035,000 61%
Median Sales Price

$3,133,500 $4,921,000 57%
% of REO Sales
-
4580 North Bay Road, Miami Beach Offered at $18,975,000
MIAMI BEACH
Indian Creek
There have been no sales at Indian Creek during the first half of 2011. There were 3 homes on the market in this private island at time of publication.
Waterfront Properties # of Transactions 17 Indian Creek Drive, Miami Beach Offered at $32,500,000
Average Sales Price

$9,300,000 $0 -100%
Median Sales Price

$9,300,000 $0 -100%
% of REO Sales
-
Single Family Homes
1 0 -100%
TRENDS I
23
North of Miami
BAL HARBOUR GOLDEN BEACH AVENTURA SUNNY ISLES BAY HARBOR ISLANDS
10295 Collins Avenue #1706, Bal Harbour 2 4 I T RatN D S Offered E $1,750,000
Bal Harbour
One of Miamis most elegant neighborhoods, Bal Harbour is not only known for high-end shopping and gourmet dining, but also for its luxury condo-hotels and full amenity condominiums. While the number of sale transactions and Average Sales Price of waterfront homes has decreased, Bal Harbour always has and continues to sell extremely well, with the number of waterfront condos sold increasing by 67%.

Mid-Year 2010 Mid-Year 2011 Change 1 -
Average Sales Price

$2,800,000 -
Median Sales Price

$2,800,000 -
% of REO Sales
-
# of Transactions
Mid-Year 2010 49 82 67%
Average Sales Price

$970,462 $810,287
-17%
Median Sales Price

$600,000 $465,000 -23%
% of REO Sales
6%
Condos
5%
10295 Collins Avenue #208, Bal Harbour Offered at $3,495,000
Bal Harbour
The exclusive gated community of Bal Harbour Village is the crowning jewel of single family homes in this highly desirable community. Real estate activity in the area had a great first half of 2011, with the number of sales of non-waterfront homes increasing by a staggering 400%. This years success is most probably due to an overall decrease of 34% and 58% for average and median sales prices, respectively.

Average Sales Price

$3,000,000 $1,982,500 -34%
Median Sales Price

$3,000,000 $1,250,000 -58%
% of REO Sales
-
70 Camden Drive, Bal Harbour Offered at $3,950,000

TRENDS I
25
Golden Beach
With the Atlantic on one side and the intracoastal on the other, the exclusive Golden Beach is the only Miami-Dade County community offering direct oceanfront luxury residences. With asking prices between $6 and $20 million, transactions of such properties are scarce. However, there has been a significant increase (133%) in the number of intracoastal waterfront properties sold since 2010, in spite of an increase of 90% for average sales price price . Transactions of non-waterfront properties have increased by 50% while prices have remained relatively stable. There have been no REO sales this year in Golden Beach, while the first half of 2010 the area saw 2 REO sales of non-waterfront homes.

Average Sales Price

$1,900,000 $3,614,286 90%
Median Sales Price

$1,950,000 $2,500,000 28%
% of REO Sales
-

Average Sales Price

$725,000 $783,333 -3%
Median Sales Price

$725,000 $890,000 -7%
% of REO Sales
2 0
650 Golden Beach Drive, Golden Beach Offered at $2,750,000
Bay Harbor Islands

Located directly west of Bal Harbour and north of the Indian Creek Island, separated only by small waterways, Bay Harbor consists of two separate islands. The west island contains single family homes, some with stunning open bay views, while the east island contains a small business district, an A-rated public school, and primarily multi-family housing. While there were no sales of waterfront homes in the first half of 2010, there were 2 sales over $1 Million in the area in the first half of 2011.
Waterfront Properties # of Transactions Average Sales Price

$0 $2,946,000 100%
Median Sales Price

$0 $2,946,000 100%
% of REO Sales
-
10350 W Bay Harbor Drive, Bay Harbor Islands Offered at $357,000

26
I TRENDS
Single Family Homes
0 2 100%
Aventura
With inventory of waterfront condos in Aventura dipping to just below 800, the supply of condos is at a 5-year low. In the first 6 months of 2011, the number of closed transactions increased by an impressive 30% versus the same time period in 2010, despite a minor 3% decrease in Average Sales Price.
Waterfront Properties # of Transactions Single Family Condos Homes

Average Sales Price

$376,796 $366,510 -3%
Median Sales Price

$290,000 $270,000 -7%
% of REO Sales
12% 15%
Bellini at Williams Island, Aventura From $950,000 to $3,700,000
Sunny Isles
Sunny Isles Beach has been the top destination for condo buyers in the last 2 years. Velocity continues to grow even while prices increase. Waterfront condominiums in the Sunny Isles area have shown an increased activity in the first semester of 2011, with the number of transactions increasing by almost one third from the same time period in 2010.

Mid-Year 2010 305 403 32%
Average Sales Price

$472,033 $505,047 7%
Median Sales Price

$290,000 $250,000 -14%
% of REO Sales
13% 18%
16047 Collins Avenue PH-3704, Sunny Isles Offered at $5,450,000

Condos
TRENDS I
27
Fort Lauderdale
LAS OLAS ISLES HARBOR BEACH LAUDERDALE BY THE SEA LIGHTHOUSE POINT RIO VISTA HILLSBORO BEACH FORT LAUDERDALE BEACH VICTORIA PARK HOLLYWOOD & HALLANDALE BEACH CORAL RIDGE BAY COLONY
209 N Birch Road #1601, Fort Lauderdale 2 8 I T RatN D S Offered E $9,750,000
OVERVIEW
Fort Lauderdale
There has been a flurry of activity for Fort Lauderdales waterfront homes. Numbers of sales have increased by 10% over the same period in 2010. Averages sales prices have also increased by 11%. The median sales prices have increased by 24% and REOs have decreased, which paints a bright picture for the remainder of 2011. Sales of waterfront condos have increased by 13% over the same time last year, while both Average and Median Sales Prices have decreased.

Average Sales Price

$992,063 $1,098,336 11%
Median Sales Price

$631,650 $782,500 24%
% of REO Sales
12% 9%
# of Transactions
Mid-Year 2010 651 734 13%
Average Sales Price

$347,965 $315,225 -9%
Median Sales Price

$247,000 $230,000 -7%
% of REO Sales
13% 13%
Condos
4342 El Mar Drive #2, Fort Lauderdale Offered at $2,450,000
OVERVIEW
Fort Lauderdale
Sales of homes in this sector are up by 40%. Average and median sales prices have also increased by 15% and 16%, respectively. On the other hand, non-waterfront condos in this price range have seen no activity at all thus far in 2011.
Non-Waterfront Properties # of Transactions Single Family Homes (1M+)

Average Sales Price

$1,277,540 $1,464,286 15%
Median Sales Price

$1,125,000 $1,300,000 16%
% of REO Sales
-
# of Transactions 2798 NE 37 Drive, Fort Lauderdale Offered at $1,150,000

Average Sales Price

$1,112,500 $0 -100%
Median Sales Price

$1,112,500 $0 -100%
% of REO Sales
-
Condos (1M+)
2 0 -100%
TRENDS I
29
FORT LAUDERDALE
Las Olas Isles

Average Sales Price

$2,091,952 $1,852,074 -11%
Median Sales Price

$1,450,000 $1,460,000 1%
% of REO Sales
4% 13%
These exclusive waterfront finger isles off Las Olas Boulevard have seen an increase of 60% in sales, which may be due to the prime location and attractive prices. Average Sales Price is down by 11%. The number of non waterfront home sales off Las Olas has maintained from this time last year. Average price is down 12% and median price is up 26%.

Average Sales Price

$835,900 $731,667 -12%
Median Sales Price

$575,000 $725,000 26%
% of REO Sales
-
540 Lido Drive, Fort Lauderdale Offered at $2,495,000
FORT LAUDERDALE
Harbor Beach
The exclusive community of Harbor Beach, boasting deep water dockage and a private beach club, has seen an increase in sales of 38% in the first 6 months of 2011. The Average Sales Price was down 18%, while Median Sales Price was up 9%. Transactions of non-waterfront properties in Harbor Beach have more than doubled since 2010. Average Sales Price is up 26% and Median Sales Price is up 18%.
Waterfront Properties Waterfront Properties # of Transactions Single Family Single Family Homes Homes
Average Sales Price

$2,353,875 $1,923,182 -18%
Median Sales Price

$1,462,500 $1,600,000 9%
% of REO Sales
-
Non-Waterfront Properties # of Transactions Single Family Single Family Homes Homes

Average Sales Price

$691,667 $874,286 26%
Median Sales Price

$585,000 $693,000 18%
% of REO Sales
-
2550 Del Lago Drive, Fort Lauderdale Offered at $12,000,000

30
I TRENDS
FORT LAUDERDALE
Lauderdale by the Sea

Average Sales Price

$452,045 $1,167,378 158%
Median Sales Price

$431,000 $860,000 100%
% of REO Sales
20%
The number of sales are down on this barrier island. Average Sales Price has increased by 158%. The number of REO sales have increased in waterfront and non-waterfront markets. Non-waterfront property sales are down 25% in the area. Overall Average Sales Prices are down 62% and Median Sales Prices are down 58%.

Average Sales Price

$987,187 $373,400 -62%
Median Sales Price

$855,000 $355,450 -58%
% of REO Sales
13% 33%
1600 S Ocean Blvd #1001, Fort Lauderdale Offered at $1,590,000
FORT LAUDERDALE
Lighthouse Point
As we move to the north of Fort Lauderdale, Lighthouse Point sales are up 70%, Average Sales Prices have seen increases of 21% and Median Sales Prices are up 7%. The number of non-waterfront sales have remained consistent with the mid-year 2010 sales, despite Average Sales Prices increasing by 11% and Median Sales Prices up by 6%.

Average Sales Price

$779,217 $939,806 21%
Median Sales Price

$707,000 $755,000 7%
% of REO Sales
9% 5%

Mid-Year 2010 Mid-Year 2011 Change 18 18 -
Average Sales Price

$298,419 $330,972 11%
Median Sales Price

$310,000 $327,500 6%
% of REO Sales
11% 11%
3930 NE 31 Avenue, Fort Lauderdale Offered at $1,299,000

TRENDS I
31
FORT LAUDERDALE
Rio Vista
With easy access to the ocean, Rio Vista is a one of the most desirable neighborhoods in Fort Lauderdale. Number of transactions are down 20% thus far in 2011, with Average Sales Price down 22%. Non-waterfront properties have also seen a decrease in sales, with Average Sales Price increasing by 30% and Median Sales Prices up by 46%.

Average Sales Price

$1,364,215 $1,062,863 -22%
Median Sales Price

$1,277,950 $1,076,450 -16%
% of REO Sales
10% -

Average Sales Price

$440,667 $572,455 30%
Median Sales Price

$390,000 $570,000 46%
% of REO Sales
13% 18%
1716 Southeast 9 Street, Fort Lauderdale Offered at $3,195,000
FORT LAUDERDALE
Hillsboro Beach
This enclave of waterfront homes has seen no change in the total number of sales thus far in 2011 but has seen a 10% decline in both the Average and Median Sales Prices. There was a single foreclosure sale in the first half of 2011, which was the first in 2 years.
Single Family Single Family Homes Homes Waterfront Properties # of Transactions Single Family Single Family Homes Homes
Average Sales Price

$6,600,000 $5,950,000 -10%
Median Sales Price

$6,600,000 $5,950,000 -10%
% of REO
50%
32
I TRENDS
FORT LAUDERDALE
Fort Lauderdale Beach

The total number of waterfront homes sold in Fort Lauderdale Beach in mid-year 2011 has increased by 5%. Average Sales Price is down 8% and Median Sales Price is down 20%, which could be due to the number of REOs being slightly higher than this time last year. Non-waterfront homes in this sector have performed well this year, with the number of transactions up 33% and Average Sales Price up 23%.
Waterfront Properties Waterfront Properties # of Transactions Single Family Single Family Homes Homes
Average Sales Price

$400,134 $369,144 -8%
Median Sales Price

$310,000 $247,500 -20%
% of REO Sales
7% 9%
Non-Waterfront Properties # of Transactions 101 S Ft Lauderdale Bch #2801, Fort Lauderdale Offered at $2,999,000 Single Family Single Family Homes Homes
Average Sales Price

$581,483 $715,162 23%
Median Sales Price

$533,450 $539,000 1%
% of REO Sales
13%
FORT LAUDERDALE
Victoria Park
Mid-Year 2010 Mid-Year 2011 Change 1 There have been no sales of waterfront homes so far this year in Victoria Park. In non-waterfront homes, sales are down by 22%, with Average Sales Price up 8% and Median Sales Price up 5%. The non-waterfront homes continue to be active with a decrease in sales over this same time period last year, but REO inventory has been absorbed and prices are now on the rise.
Average Sales Price

$955,000 -
Median Sales Price

$955,000 -
% of REO Sales
-

Average Sales Price

$368,107 $399,297 8%
Median Sales Price

$315,500 $330,000 5%
% of REO Sales
22% 4%
431 N Victoria Park Road, Fort Lauderdale Offered at $979,000

TRENDS I
33
FORT LAUDERDALE
Hollywood Beach, Hallandale Beach

A gated community of waterfront homes with oversize docks on deepwater canals and no fixed bridges, Golden Isles in Hallandale is considered a hidden gem among avid boaters. In Hollywood, Harbour Island offers the best resort living, with homes ranging from charming cottages to luxurious mansions. Bank-owned properties remain a strong force in the waterfront condo market, with an REO sale taking place in 1 out of every 4 condos. The highest price sold on an REO condo was $950,000, but low numbers pull the average sales price down to $223,789 and median sales price to an even lower $158,000. Bank-owned condos in this area are snatched up quickly, spending an average of 36 days on the market.

Average Sales Price

$1,206,042 $1,357,806 13%
Median Sales Price

$1,227,500 $1,247,444 2%
% of REO Sales
-
# of Transactions
Mid-Year 2010 634 760 20%
Average Sales Price

$228,072 $223,789 -2%
Median Sales Price

$170,000 $158,000 -7%
% of REO Sales
21% 26%
Condos
643 Palm Drive, Hallandale Offered at $3,500,000
FORT LAUDERDALE
Hollywood Beach, Hallandale Beach

Non waterfront condos in Hollywood and Hallandale Beach saw a 34% increase in activity, while single family homes witnessed a 4% decrease in transactions between the first half of 2010 and the first half of 2011. Bank owned properties still represent a large percentage of the sold properties in the area. The highest price sold on an REOsingle family home was $350,000, closingin 29 days from the time it came on the market. For non-waterfront homes, 569 residences sold under $200,000 in the first 6 months of 2011.

Average Sales Price

$152,444 $148,366 -3%
Median Sales Price

$120,250 $111,000 -8%
% of REO Sales
40% 39%
# of Transactions
Mid-Year 2010 450 605 34%
Average Sales Price

$86,578 $85,650 -1%
Median Sales Price

$66,000 $63,000 -5%
% of REO Sales
36% 37%
1000 Washington Street, Hollywood Offered at $1,375,000

34
I TRENDS
Condos
FORT LAUDERDALE
Coral Ridge, The Landings

The numbers of homes sold in Coral Ridge and The Landings has increased significantly by 59% and prices have seen an upward trend. Non-waterfront homes have kept pace with their waterfront counterparts, also experiencing increased number of sales and increased Average and Median Sales Prices.

Average Sales Price

$919,933 $1,018,573 11%
Median Sales Price

$705,000 $875,000 24%
% of REO Sales
11% 12%
Non-Waterfront Properties # of Transactions 5961 Bayview Drive, Fort Lauderdale Offered at $875,000 Single Family Homes
Average Sales Price

$538,693 $606,341 13%
Median Sales Price

$480,000 $470,000 -2%
% of REO Sales
9% 17%
FORT LAUDERDALE
Bay Colony
This first half of 2011 has been quiet in this private enclave of waterfront homes, with 11 properties on the market at time of publication.

Average Sales Price

$2,606,875 0 -
Median Sales Price

$2,601,250 0 -
% of REO Sales
-
30 N Compass Drive, Fort Lauderdale Offered at $1,750,000

TRENDS I
35
Everything about Bellini is the best there is.
Bellini at Williams Island, Aventura From $950,000 to $3,700,000
TRENDS IS PROVIDED BY:
onesothebysrealty.com
This material is based upon information that we consider reliable, but because it has been supplied by third parties, we cannot represent that it is accurate or complete, and it should not be relied upon as such. This offering is subject to errors, omissions, changes, including price, or withdrawal without notice. MMXI Sothebys International Realty Affiliates LLC. All Rights Reserved. Sothebys International Realty is a licensed trademark to Sothebys International Realty Affiliates LLC. An Equal Opportunity Company. Equal Housing Opportunity. Each Office is Independently Owned And Operated.

Market TRENDS Luxury Miami&Fort Lauderdale Mid Year 2011

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Market TRENDS Luxury Miami&Fort Lauderdale Mid Year 2011

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TRENDS

SCORCHING ZIPS With 89

Source: Southeast Florida Regional MLS

At a Glance: Mid-Year 2011

Under $1 Million Over $1 Million

Sold Mid-Year 2011 On The Market

$10M+ 0 1250 2500 3750 5000

NUMBER OF HOMES SOLD

Average Sales Price

5935 Moss Ranch Road, Pinecrest Offered at $4,149,000

IN DEPTH COMMUNITY PROFILES

Waterfront Properties # of Transactions Single Family Homes

Average Sales Price

Median Sales Price

10 Edgewater Drive #12A/C, Coral Gables Offered at $6,500,000 or $30,000/month

Non-Waterfront Properties # of Transactions Single Family Homes

Average Sales Price

Median Sales Price

# of Transactions 3200 Granada Boulevard, Coral Gables Offered at $3,900,000

Average Sales Price

Median Sales Price

Mid-Year 2010 Mid-Year 2011 Change

IN DEPTH COMMUNITY PROFILES

Average Sales Price

Median Sales Price

Non-Waterfront Properties # of Transactions Single Family Homes

Average Sales Price

Median Sales Price

190 Paloma Drive, Cocoplum Offered at $5,600,000

Snapper Creek Lakes

Waterfront Properties # of Transactions Single Family Homes

Average Sales Price

Median Sales Price

Non-Waterfront Properties # of Transactions Single Family Homes

Average Sales Price

Median Sales Price

IN DEPTH COMMUNITY PROFILES

All Properties # of Transactions Single Family Homes

Average Sales Price

Median Sales Price

400 Arvida Parkway, Gables Estates Offered at $16,975,000

Old Cutler Waterfront Communities

Waterfront Properties # of Transactions Single Family Homes

Average Sales Price

Median Sales Price

601 Reinante Avenue, Old Cutler Bay Offered at $5,750,000

Ponce Davis, High Pines

Non-Waterfront Properties # of Transactions Single Family Homes

Average Sales Price

Median Sales Price

4845 Southwest 80 Street, Ponce Davis Offered at $3,995,000

IN DEPTH COMMUNITY PROFILES

Waterfront Properties # of Transactions Single Family Homes

Average Sales Price

Median Sales Price

Average Sales Price

Median Sales Price

Mid-Year 2011 Change

3618 Matheson Avenue, Coconut Grove Offered at $2,975,000

Non-Waterfront Properties # of Transactions Single Family Homes

Average Sales Price

Median Sales Price

Average Sales Price