Home owners all over the country are filing record numbers of property tax appeals. This comes at a time when communities are raising assessments based on sales data that is at least two years old, just as current property values fall.

By pointing out data on comparable homes in their neighborhood, some home owners are able to win a reduction. It also can help to hire a private appraiser to make the case to local officials, home owners are finding.

While the appeal process can be time consuming and frustrating, the victory can be sweet. Some home owners have reported saving as much as $4,000 to $5,000 annually in property taxes. That kind of savings is worth the effort and frustration.

Even when the rest of the market is slipping, there is one way to find a property that's almost sure to hold its value: Head to the water.

Waterfront property appreciates faster in good times and declines in value at a slower rate in bad times, says Alan Hummel, past president of the Appraisal Institute and chief appraiser of Forsythe Appraisals.

What about the increased risk of storms and flooding on the coasts? That will not keep the market down, experts say. Robert Hartwig, president and chief economist with the Insurance Information Institute, told a U.S. Senate committee on last week that the value of insured coastal property will double within the next decade. Hartwig cited a growing number of people who want to live in coastal areas, including in hurricane belts.

The greatest resistance to price declines in a slowing housing market is in areas with limited supply of homes and where buyers are users, not simply investors, says real estate adviser Lewis Goodkin, president of Goodkin Consulting.

He cites such places as Palm Beach, Fla., Fisher Island in the city of Miami Beach and the Southern California coastal locales of Santa Monica, Newport Beach, and Laguna Beach as being the most desirable and the most-insulated from falling prices.

When a house will not sell, the answer is often to drop the price, but how much and when?

The following are some items to consider before dropping a homes price, according to several real estate professionals, mostly based in Long Island, N.Y.:

1. Price the house right to begin with it will get the most activity when it first goes on the market.

2. Lower the asking price sooner rather than later while it is still fresh in buyers' minds.

3. If there has been no offer in one to two months six at the most consider dropping the price, then re-evaluate every two to four weeks.

4. When you drop the price, lower it by enough to make the home the top house in a lower price range rather than the bottom house in a higher range.

5. The more expensive the house, the greater the decrease needs to be to attract new buyers.

These are all very good reasons to price your Miami home or condo correct on the first try in order to maximize your potential. For more information on pricing please call Paul Hansen 786-586-4778.

In most parts of the country, the New Year will dawn on a housing market that is shockingly different from just a year ago. Overzealous speculation, too lenient lending and aggressive overbuilding have combined to create the type of home inventory levels and price stagnations that haven not been felt in the U.S. since the early to mid-1990s.

In short, the housing market, after a historic run-up in prices, is correcting. While that is of little concession to current and would-be sellers, it is not the end of the world either, especially if you don not need to sell immediately. Economics elsewhere are encouraging. Recession doesn not appear imminent. Wall Street appears healthy. Unemployment is low, and the general economy is good.

The market, as it always does, will reach equilibrium again, though probably not before mid-2008 or so, most economists estimate. So reset that panic button and sit back to raise a glass to 2007 as a transition year that will bring us one step closer to healthier home sales. In the meantime, take note of how home buying and home selling strategies change in a down market.

If the contractor for your project tells you something that's too good to be true, it probably is.

A classic contractor scam is charging a bundle for shoddy work the homeowner is unable to inspect. Only a small percentage of contractors are bad apples. Those who are will hit you up for a lot of cash while providing little or inadequate work in return. Fortunately, scammers and con artists are pretty easy to spot -- as long as your own desire to save money doesn't blind you to the telltale signs.

Another category of contractor you can screen out at the same time is the guy who is basically honest but is not organized enough, solvent enough, hardworking enough or experienced enough to keep your job on track. Although these contractors are sincere, the consequences -- broken promises, bad work and busted budgets -- are often the same as when you hire someone truly unscrupulous.

Identifying Red Flags Before the Job Starts

Remember that scam rhymes with scram, and that's what bad contractors do. They do not stick around to finish the job because they are unwilling to make the investment of time and money required to run a legitimate contracting business.

Shabby equipment
The first signs that a company is a fly-by-night outfit are poor personal appearance, shoddy tools, filthy or broken equipment and vehicles in poor repair. Not every good construction company will have uniforms, new trucks, cell phones and laptops. (Some super dependable subcontractors we work with do not even have fax machines.) But how a contractor presents himself and takes care of his truck, tools and equipment is a good indication of how well he will take care of you and your job.

The low-ball offer
When you are reviewing bids, if a contractor says he will give you a special low price that you must keep secret, move on to the next guy. The secret price is either dramatically lower than it should be and this guy plans to do only some of the work before skipping town, or the bid is dramatically higher than it should be and he wants to keep you from comparing it with others.

The same is true for a bid that comes in far below all the others, such as when you get three bids and two of them are around $5,000 and one is $3,200. The low-bidding contractor either is clueless or he never intends to finish the work. Another scam is to bid low and then start charging you extra for materials you thought were included in the price once the job begins.

Finally, pay attention to how carefully the contractor looks at your job before bidding. If a bidding contractor just eyeballs the job and says, Yeah, we did a job just like this and I'll charge you the same, or if he does not take notes and measurements and make material and labor calculations, you may be dealing with a contractor who is not thorough enough to do a good job.

» Continue reading "Contractor Scams to Watch Out For"

1. Work with a real estate professional. If you are looking to buy any kind of real estate you should work with a buyers representative that will look out for your best interests in the transaction.

2. Shop for the best mortgage. A real estate professional can help advise what the best loan is for you, and help make sure you do not get put in a loan that looks good today, but will rise dramatically in the future.

3. Get prequalified by a mortgage professional. This step will show sellers that you are serious and it will help speed up the closing process.

4. Decide what you want before you go out to look. Making two lists can be very helpful. One list should contain things you must have in a home and the other should contain the things you would enjoy.

5. Visit properties that have been pre selected. Hansen Homes will provide you with a full list of properties to choose from.

6. Take notes and take pictures of the homes you like while you are looking. Seeing multiple homes or condos can get very confusing and without notes or pictures it is impossible to remember the details.

7. Once you have found the home you like, it is time to make the offer. Hansen Homes will make sure you get the best terms and pricing available. You need an experienced agent on your side to make sure all of the details are covered.

8. Arrange for a home inspection. Hansen Homes works with the top inspectors in the area to ensure you are getting what you paid for.

9. Closing time. Once all of the necessary deposits have been made and the paperwork has been completed (including mortgage, title, homeowners insurance and any other paperwork required by local or state governments) it is time to close on your new home.

10. Prepare for life in your new home. Before rolling out the welcome mat, consider some moving basics: arranging for an alarm company, turning on electricity, water and gas, cleaning or replacing the carpet, and notifying your local post office of your new address. The best time for renovations is often before you move in.

Akoya Condo Miami Beach

Akoya Condos in Miami Beach has two of the most spectacular condos available with the best views you will ever see. Akoya Penthouse 1 and Akoya Penthouse 2 are both available with 3 levels and huge terraces. PH 1 at Akoya is located on the 46th, 47th, and 48th floors with beautiful NE panoramic views. This Akoya PH has 3 bedrooms and 4.5 bathrooms with 3,377 square feet of living area and 2,645 SF of terraces for a total of 5,982 SF at an asking price of $3,695,000.
PH 2 at Akoya in Miami Beach is also 3 levels with a total of 4,407 square feet with 2,777 of living area and 1,630 SF of terraces. Asking price of this unit at Akoya is $2,249,000. For more information on Akoya condos in Miami Beach, please call Paul Hansen 786-586-4778. Akoya is one of the premier condominiums in all of Miami Beach and offers a full range of amenities for your enjoyment.

NOMI CONDOMINIUMS
Hurry it won't last affordable prices starting on $110,000 up to $322,000.

Condo Conversion 1969 building will be fully remodeled; 35 units studios, 1B and 2B. Marble Floors, Granite Counters, Custom Kitchens, Private Balconies, Washer/Dryer, New Hurricane Windows, New Central A/C's, New Instant Hot Water System, Renovated Bathrooms, Under building Secure Parking and a New Clubhouse, Pool and Exercise facility.Located near the museum of contemporary art (or Moca). Between Biscayne and I-95. Easy access to Johnson & Wales and Barry Universities. As well as all major thoroughfares. Just minutes to Bel Harbour shops and the beach.

5% to go to contract other 5% in 15 days and closing in 11/2006. Maintenaince fee is .42 cent per sq ft.

FOR MORE INFORMATION CONTACT:
LOURDES DECHOUDENS AT 954-661-3198
EXCLUSIVE AGENT OF TURNBERRY INTERNATIONAL REALTY

Mosaic

Set to rise on a prized parcel of oceanfront within Miami Beach's legendary Historic District, Mosaic on Miami Beach will personify luxury surrounded by breathtaking views of the Atlantic, Intracoastal Waterway and Miami's dazzling skyline. Rising 20-stories, Mosaic's plan designs may range from approximately 1,350 to 3,500 square feet of residential area. The City of Miami Beach's Historic Preservation unanimously approved Mosaic's site plan design concept consisting of 84 condominium residences with private elevators, and four oceanfront townhouse residences. Mosaic's condominium residences are being designed to capture the location's panoramic views of the Atlantic, Intracoastal Waterway and Miami skyline. Interiors will be embellished with architectural detailing and appointments to serve both beauty and comfort, with functional flow through floorplan designs

With 1,354 square feet of living space, this intimate design features two bedrooms and two bathrooms. The free-flowing design offers an incredible European-style kitchen, lavish master suite, expansive grand salon and two stunning balconies.

* Priced From: $1,695,000
* Living Area: 1,354 Sq. Ft.
* Bed/Bath: 2/2

Prices subject to change without notice.

Located on Miami Beach, Mosaic will present residents with luxurious appointments and majestic vistas. Visitors of the sales center can walk through and preview a furnished Mosaic residence featuring a living room, full bathroom, kitchen and breakfast nook. Interiors by Steven G, Inc. delicately designed this model to give it a true modern South Beach feel.

For additional information, call Raymond at 954 599 4999
vanderlem@bellsouth.net

» Continue reading "Mosaic on Miami Beach"

Beautiful 2 bedrooms and 1 1/2 bathroom fully furnished villa 1,154 sq ft located in OCEAN VILLAS at Dorado del Mar, Dorado Puerto Rico.

Villa is located next to the Embassy suites Dorado and very close to the pool area and the Beach. Golf Course membership included, only will require a minimum annual fee to use the Golf Course.

Purchase Price is:$395,000.
If you want to look at pictures go to this link:

View Ocean Villas at Dorado Del Mar Photo Show

For additional information please contact:

Lourdes Dechoudens
Turnberry International Realty
954-661-3198

Fontainebleau II Condo Hotel Miami Beach
Unit 1516 - $569,000
525 square feet

Hansen Homes has just listed another fabulous property at the Fontainebleau II condo hotel in Miami Beach. Unit 1516 is now for sale at the price of $569,000. Unit 1516 in the Fontainebleau II condo hotel is 525 square feet with views of Biscayne Bay, the Intracoastal waterway and the city of Miami. The Fontainebleau II condo hotel offers the absolute best location right in the heart of Miami Beach on an 18 acre beachfront property. The Fontainebleau II is one of the first condo hotels to be built in the Miami Beach real estate market and offers all of the amenities you would expect from a luxury hotel. This junior suite is fully furnished and comes with granite counter tops, flat screen TV, linens, towels, silverware, and glassware. The Fontainebleau Resort has been a landmark of Miami Beach since 1954, with the addition of the new tower and planned renovations to the original property; it will be for generations to come. Comparable preconstruction projects along Miami Beach, South Beach and Bal Harbour are selling at much higher prices. Please call Paul Hansen 786-586-4778 to schedule an appointment to view unit 1516 at the Fontainebleau II condo hotel in Miami Beach.

Privata Townhomes in Normandy Isle have recently begun presales on their new luxurious residences. If you have ever dreamed of living on the water next to the park and golf course with a two car garage, private elevator, rooftop terrace and be in the heart of Miami Beach, then Privata Townhomes is the place for you. Privata will feature 43 luxury townhomes with six different floor plans. Privata also has dock space to accommodate boats up to 40 feet with easy access to the intracoastal and ocean. For more information on the Privata Townhomes please call Paul Hansen 786-586-4778.

Fontainebleau II Condo Hotel # 3101/03
4441 Collins Avenue
Miami Beach, Fl. 33140

Hansen Homes brings you another great listing in the Fontainebleau II condo hotel in Miami Beach. This is a combination unit with 2 bedrooms and 3 full bathrooms with 1575 square feet under air and 1786 square feet with terraces. This unit is priced at $1,850,000 which is $550,000 below the same units in the line on the same high floors. Please call today for your private showing of this incredible deal at the Fontainebleau II condo hotel. The original Fontainebleau building is set to undergo major renovations in April which means the Fontainebleau II Tower will handle most of the hotel traffic. Once the renovations are complete, the Fontainebleau will be the premier hotel complex anywhere in Miami Beach. For more information please contact Paul Hansen 786-586-4778.

Unit 3101 and 3103 are now available as a 1525 square foot combination unit at the Fontainebleau II condo hotel in Miami Beach for the amazing price of $1,850,000. Comparable units in Fontainebleau II are priced hundreds of thousands of dollars higher. Don�t miss out on this deal! 3101/03 are the premier lines in the building with stunning unobstructed views of the Atlantic Ocean as well as the intracoastal, bay and pool. The Fontainebleau II is the premier condo hotel in Miami Beach located directly on the Atlantic Ocean. The Fontainebleau II offers 18 acres of incomparable recreation with a family oriented water playground, beautiful pool, cabanas and supervised children�s activity center. Fontainebleau II has one of the largest beaches with over 1200 feet of white sands to bask in the Florida sunshine. For more information on this listing please contact Paul Hansen 786-586-4778.

View from the terrace of unit 3101/03

Mei is Miami Beach�s newest and most exclusive new pre construction condominium project. MEi Miami (pronounced May-e), which is Mandarin for beauty and femininity will be a 22-story oceanfront condo with units ranging from just under 900 to 1900 square feet at an average price of $1.3 million. Mei will also include 36 two story town homes ranging from 2,000 to 4,000 square feet. Mei will also offer 10 condo cabanas on the beach as well as a 3,000- to 4,000-square-foot private spa. Mei condos are scheduled to begin construction September of 2005 and will be completed in early 2007. For more information on how to purchase a unit at Mei please call Paul Hansen 786-586-4778.

The Bath Club was formed in 1926 and is now home to one of Miami Beach�s most exclusive new residential communities. The Bath Club is very close to being finished and offers both condo and oceanfront villa living. The Bath Club Villas will be Miami Beach�s only true oceanfront homes. The Bath Club is located in the Millionaires Row section of Miami Beach.

The Bath Club Construction Progress as of May 25, 2005

Aqua Allison Island is one of Miami Beach's newest and most diverse new communities. Aqua Allison Island is an 8.5 acre community located at the southern tip of Allison Island in Miami Beach. The site plan is very unique offering Aqua mid-rise condo buildings as well as Aqua townhouse living. We offer a full listing of Aqua Allison Island properties to choose from. Aqua is comprised of 46 townhouses and 3 mid rise buildings.

The Conference Board�s Consumer Confidence Index, which had increased in May, improved further in June.

The index now stands at 105.8 (1985=100), up from 103.1 in May.

�This month�s gain in Consumer Confidence has propelled the index to a three-year high," said Lynn Franco, director of The Conference Board�s Consumer Research Center. "The improvement in consumers� mood suggests that business activity and labor market activity will continue to pick up over the next several months. And, with consumers in better spirits, and job concerns remaining relatively steady, there is little reason to expect a dramatic shift in consumers� spending.�

Consumers� appraisal of current conditions improved in June. Those claiming business conditions are �bad� edged down to 15.5 percent from 16.4 percent. Those claiming conditions are �good� was virtually unchanged at 26.9 percent.

The employment picture also showed signs of improvement. Consumers saying jobs are �hard to get� decreased to 22.6 percent from 24.1 percent, but those claiming jobs are �plentiful� was virtually unchanged at 22.6 percent.

For the first time in nearly three years, the percentage of consumers saying jobs are �hard to get� does not exceed the percentage saying jobs are �plentiful.�

Consumers were more upbeat about the six-month outlook than last month. Those anticipating business conditions to worsen eased to 9.0 percent from 9.5 percent. Consumers expecting business conditions to improve was virtually unchanged at 19.2 percent. The outlook for the labor market, however, was much the same as in May. Consumers expecting more jobs to become available in the coming months remained at 15.2 percent, while those expecting fewer jobs edged up to 16.5 percent. The proportion of consumers anticipating their incomes to increase in the months ahead jumped to 19.4 percent from 17.8 percent last month.

The Consumer Confidence Survey is based on a representative sample of 5,000 U.S. households. The monthly survey is conducted for The Conference Board by TNS NFO.

Paul Hansen 786-586-4778

MIAMI Condo Resales
Condominium Name: Address: Price Range:
Brickell Bay Club 2333 Brickell Avenue $305,000 - $599,000
Bristol Tower 2127 Brickell Avenue $830,000 - $3,250,000
Charter Club 600 NE 36th Street $279,900 - $599,000
Cite 2000 Bayshore Drive $229,000 - $1,000,900
Fortune House 185 SE 14th Terrace $215,000 - $335,000
Four Seasons 1435 Brickell Avenue $575,000 - $1,350,000
Jade 1331 Brickell Bay Drive $155,000 - $6,990,000
Neo Lofts 10 SW South River Drive $260,000 - $789,000
Santa Maria 1643 Brickell Avenue $885,000 - $6,850,000
Skyline on Brickell 2101 Brickell Avenue $325,000 - $970,000
Tequesta Point 888 Brickell Key Drive $574,900 - $4,000,000
The Courts at Brickell Key 801 Brickell Key Blvd $439,000 - $680,000
The Grand 1717 North Bayshore Drive $315,000 - $2,500,000
The Mark on Brickell 1155 Brickell Bay Drive $349,000 - $699,000

MIAMI BEACH
Condominium Name: Address: Price Range:
Akoya 5937 Collins Avenue $325,000 - $2,350,000
AQUA 6103 Aqua Ave $299,000 - $5,500,000
Blue Diamond 4779 Collins Avenue $135,000 - $3,800,000
Capobella 5025 Collins Avenue $800,000
Fontainebleau II 4401 Collins Avenur $525,000 - $1,900,000
Green Diamond 4775 Collins Avenue $739,000 - $6,300,000
La Gorce Palace 6301 Collins Avenue $689,900 - $1,300,000
The Roney Palace 2301 Collins Avenue $289,900 - $1,300,000

Blue & Green Diamonds
4779 & 4775 Collins Avenue, Miami Beach

Water Front: Oceanfront
Type: Condominiums
Year Built: 2000
Architect: Robert Swedroe
Developer: Florida New Properties
Price Range: $750,000 to $7 Million
Condo Fees: $500 - $2,300
Bedroom Size: 1, 2, 3
Views: Ocean (East), Miami Beach and Intra-coastal (West)
Residential Units: 315
Residents Per Standard Floor: 8
Building(s) Height: 45 Stories
Rental Restrictions: Once per year 6 month minimum
Pet Restrictions: 20lbs and under
Elevator(s): 4 per building
Parking: 1 Reserved Space (per unit)
Amenities: 2 Lighted Tennis Courts, Media and Multi purpose Rooms, Billiard Rooms, 16000 sq. ft. Health & Fitness Center, Steam & Saunas, Private Beach Club, Storage Facilities, Valet Parking, Concierge & 24 Hour Security With Gate House & Monitored Perimeter Cameras, Direct Beach Access, Cabanas, Spa, Kids & Large Ocean Side Pool, Towel Service.

Blue Diamond Resales

Green Diamond Resales

The Blue and Green Diamond are located on over 500 ft. of beachfront and are currently the tallest ocean front condos in the USA. Located on Collins Avenue just north of the Fontainebleau Hilton and The Eden Roc Hotel, the Blue & Green Diamonds are minutes to South Beach and conveniently located for easy access to highway I-95 and the Miami International Airport. The Tower Suites feature a small private pool on the second level and are like townhouses in the sky. Although some of the rooms are slightly small, for a luxury development described as a "flawless gem" by the developers marketing, the Blue & Green Diamonds shall always be sought after and valuable with its spectacular views and good location.

Miami Real Estate

» Continue reading "Blue and Green Diamond"

Fontainebleau III Ocean Club

The Fontainebleau III will feature 311 distinctive residences with breathtaking views of the Atlantic Ocean, Miami Beach and the picturesque Fontainebleau Hilton grounds. Priced from $450,000 to $1.7 million, the elegantly furnished junior, one and two bedroom suites will range in size from 500 to 1,000 square feet plus terraces. Hurry and call Hansen Homes at 786-586-4778 to get your unit in Fontainebleau III Ocean Club before they are all gone! With the success of Fontainebleau II, we are absolutely sure Fontainebleau III Ocean Club will be a homerun!
Managed by: Hilton Hotels Corporation
Hilton Hotels Corporation is recognized internationally as a preeminent hospitality company. The company develops, owns, manages or franchises approximately 1,900 hotels, resorts, and vacation ownership properties. Its portfolio includes many of the world�s best known and most highly regarded hotel brands, including Hilton, Conrad, Doubletree, Embassy Suites Hotels, Hampton Inn, Hampton Inn & Suites, Hilton Garden Inn, Hilton Grand Vacations Company, and Homewood Suites by Hilton.

The Fontainebleau Hilton has the largest convention center of any hotel in Florida, boasting over 200,000 square feet of space. The Fontainebleau has conventions booked for the next four years, averaging about two conventions per week. This means while other hotels may have low occupancy rates, the Fontainebleau Hilton is running at full.

» Continue reading "Fontainebleau III Ocean Club"

Miami Beach real estate offers some of the most beautiful properties in the world. From the glitz and glamour of South Beach condos, to the private seclusion of the Allison Island homes, there is a Miami Beach property for everyone. On the east side of Miami Beach you have the sparkling waters of the Atlantic Ocean, and on the west side you have the tranquil Biscayne Bay.

Whether you are interested in a Miami Beach condo, home or townhouse, there are many different options and price ranges to choose from. Hansen Homes can help you sort through all of the different choices and work with you to make the right decision for your needs.

Miami Beach real estate is still undergoing its largest redevelopment in the last 50 years. With projects like the Fontainebleau II and Fontainebleau III Ocean Club, the cities landmark properties are being upgraded and expanded like never before. The expansion of the existing Fontainebleau property will make this the largest and most beautiful condo hotel project in all of Miami Beach.

Miami Beach real estate offers many options for boaters. Miami Beach is home to the largest boat show in the world, and has many marina facilities to accommodate boats of all sizes. You will find that most Miami Beach condos on the intracoastal and bay have boat dockage available. Most of the Miami Beach homes on the water have either dockage or boat lifts directly behind the property.

Sun, fun and convenience is what Miami Beach living is all about, but the city also offers services that accommodate family living. Miami Beach has four public elementary schools and a middle and high school. Private schools are also scattered throughout the area offering students both religious and secular educations.

The Miami Beach Parks and Recreation department offers many programs for children, adults, and seniors. Municipal tennis courts, public swimming pools, and even an ice rink are available. There are several summer camp programs for kids with varying interests, and a host of classes, which include martial arts, weight training, and ice-skating.

Fontainebleau II resales

Fontainebleau II , the newest addition to the famed Fontainebleau Hilton, is nearly complete. The developer is sold out of this project and has moved on to the Fontainebleau III Ocean Club. Here at Hansen Homes, we have a few select units in the Fontainebleau II for resale. We are offering these units below the develper's prices for the Fontainebleau III Ocean Club, and you can have your unit in two months instead of two years. Imagine being able to buy a close on a unit now at pre construction prices. We have a direct ocean view one bedroom suite for $800,000. That is far below the developer's prices. We have junior suites priced at $435,000 with great views to the south. Please feel free to call or email us to get more information. Call today, at these prices our Fontainebleau II resales will not last long!
Direct Line 786-586-4778