Wow, that's all I can say! Fannie Mae just released a bulletin detailing a new Special Approval Designation for Florida Condominium Projects. As a result, you can now get financing in many condo buildings where cheap units were previously only available to all cash buyers.

Many existing condominium projects were previously made ineligible for Fannie Mae loans as a result of increasing delinquencies and foreclosures. As a result, prices fell precipitously in those buildings as the universe of potential buyers was drastically reduced. To illustrate, in a building like the Club at Brickell Bay in Downtown Miami / Brickell you could purchase a 1br unit for between $120,000 and $145,000, but it had to be an all cash transaction. On the flip side, to purchase a similar unit in one of the new buildings by the Related Group, you would have to pay almost double the price, but you would be able to get a loan. The quality of the Related Group's buildings is slightly better, but it doesn't justify paying two times the price. The difference is the financing.

Fannie Mae states in its bulletin that it is "committed to providing liquidity and stability to the condominium market". The Special Approval Designation will improve condo sales in those buildings that have:

• significanly weakened homeowners' association (HOA) budgets - association fees are not being paid by delinquent homeowners
• unpaid common expenses including pest control, property insurance, water, pool service, and garbage collection
• increased vacancies and REO's, exacerbated by the length of time it takes to complete the foreclosure process

Some of the notable buildings in Miami and Miami Beach where Fannie Mae financing is now available via the Special Approval Designation are:

This is unequivocally a good sign for the market. It will be interesting to see how many additional buildings are able to obtain the Special Approval Designation from Fannie Mae.

It's no surprise that every client that I work with is interested in getting a great deal on a property.  A fair amount of them are only interested in looking at bank owned properties, figuring that is where they can get the best deal.  Recently, bidding wars have been breaking out for bank owned properties as a result of high demand and low list prices.

In order to capitalize on the demand for attractively priced properties, real estate "flippers" have returned to Miami albeit in a slightly different form. Flippers purchase properties at the daily foreclosure sales held by the Miami-Dade County Clerk of the Courts and then list them for resale on the open market.  In buildings where there have been a lot of foreclosures such as the Club at Brickell Bay (1200 Brickell Bay Drive), there are several units currently attempting to be flipped by these auction investors.  This trend has not gone unnoticed by the mainstream media.  The Wall Street Journal just published an article entitled "House Flipping Makes a Comeback" on the subject.

There are no restrictions on who can purchase property at the County foreclosure auction as long as the individual has the cash available for payment. However, the foreclosure auctions are usually attended by knowledgeable individuals that are able to navigate through the potential pitfalls of purchasing a property at auction.  At auction, the properties are sold "as-is".  This means in most cases, you won't know the condition of the property interior in advance, which could be damaged. Furthermore, there could be a tenant living in the property that you might have to evict.  Also, the property may be subject to additional liens that you will be responsible for as the new owner.  For example, you could purchase a property at auction where the second mortgage holder is foreclosing, leaving you responsible for satisfying the terms on the first mortgage. If the property is a condo, you might be responsible for paying off the balance of the monthly assessments that are owed to the association.

Starting Jan 11, 2010, Miami-Dade County foreclosure sales will be conducted via an online auction system so you will be able to bid on foreclosures eBay style.  As the number of foreclosures in Florida continues to increase, the County hopes that the online system will help to push through the backlog of foreclosures faster.  The County's official website on foreclosures sales can be found here.

At Miami Condo Shop, we are committed to helping our clients find the best properties at the best prices, so we are happy to assist you in purchasing a property at a foreclosure sale.  It is not an easy task, but we will provide you with the local market knowledge and the required due diligence so that you can bid with confidence. If you are interested in purchasing a property at the deepest discount possible, the foreclosure auction is the place for you.

Right now there are some amazing opportunities to purchase condos in Miami Beach, Downtown Miami / Brickell, North Bay Village, or Sunny Isles Beach. During November 2009, there was a noticeable increase in sales compared with October. It was primarily driven by an increase in completed short sale transactions. The banks may have finally gotten their act together and realize that short sales are the most efficient way to deal with the foreclosure crisis. I'm very interested to see how this plays out over the next few months. As a result, short sale inventory dropped across all areas. During November, some cheap bank owned condos changed hands in the South of Fifth area of Miami Beach. There was one at the Icon and another at the Portofino Tower -- details are below. A couple of notable short sales were completed in Downtown Miami as well. The data used in this summary has been provided courtesy of the Southeast Florida MLS.

Miami Beach Condo Sales

In November 2009, the Miami Beach market experienced a noticeable uptick in sales. There were 136 closed sales compared to 117 in October. In the November prior, there were only 72 sales. The proportion of cash deals was down slightly, as they accounted for 94 of the 136 sales (69%). There were 21 REO transactions and 32 Short Sales during the period. This was the first time I can remember there being significantly more closed short sales than REO's. The increase in short sale transactions (from 14 to 32) explains the jump in sales seen from October to November. Luxury condo sales ($1mm+) seem to be doing ok as well, with 9 sales taking place during the month. The median sales price for a condo in Miami Beach during November 2009 was $240,000 compared with a median sales price of $260,000 in November 2008. It appears as though the lower prices are helping to attract buyers.

In Miami Beach, there are currently 2,984 active listings, a slight decrease from the 2,989 in October, as inventory remains about the same. The inventory of short sales did drop however, with 566 properties listed compared to 592 in October. There are only 44 REO properties listed, as REO's do not stay on the market long.

Notable transactions:

• The Setai #1802 - 3 bed / 2 bath, 1331 sq ft, Sold for $1,290,000 ($969/sq ft) on 11/23/2009.
• Regatta at Indian Creek #604 - 3 bed / 3 bath, 1712 sq ft, Sold for $829,000 ($484/sq ft) on 11/24/2009.
• Icon South Beach #1604 - 2 bed / 2 bath, 1536 sq ft, Sold for $685,900 ($447/sq ft) on 11/17/2009. REO.
• Portofino Tower #906 - 1 bed / 2 bath, 1160 sq ft, Sold for $351,000 ($302/sq ft) on 11/13/2009. REO.
• The Floridian #1610 - 2 bed / 2 bath, 1125 sq ft, Sold for $320,000 ($284/sq ft) on 11/9/2009. Short Sale.
• Casablanca Villas #518 - 1 bed / 1.5 bath, 772 sq ft, Sold for $205,000 ($266/sq ft) on 11/4/2009.

Downtown Miami / Brickell Condo Sales

In November 2009, there were 81 closed sales in Downtown Miami / Brickell, an increase from the 71 condos sold in October and the 62 sold in November 2008. There remains a significant amount of developer inventory that is not getting reported in the MLS sales numbers. Buyers continue to chase bargains on distressed properties, as there were 22 REO transactions as well as 15 short sales. If you are looking to buy a property Downtown, it is imperative that you are prepared to close with cash, unless the unit is in a building that you know is on the Fannie Mae approved list. Cash sales accounted for 58 of the 81 transactions on the MLS. The median sales price for a unit was $235,000 in November. There were 3 luxury sales (1mm+) in Epic West -- a hotel condo development on the Miami River. The deals closed with cash even though the building is Fannie Mae approved. Currently, there are 1,910 active listings in Downtown Miami / Brickell, a slight decrease from the 1,919 in August. 491 of these listings were short sales and there were 25 REO's.

Notable transactions:

• Epic West #309 - 2 bed / 2.5 bath, 1635 sq ft, Sold for $1,075,000 ($657/sq ft) on 11/2/2009.
• The Plaza at Brickell #2306 - 2 bed / 2 bath, 1192 sq ft, Sold for $300,000 ($252/sq ft) on 11/30/2009. Short Sale.
• Ten Museum Park #4105 - 1 bed / 1 bath, 791 sq ft, Sold for $215,000 ($272/sq ft) on 11/25/2009. Short Sale.
• Brickell on the River #3109 - 1 bed / 1 bath, 775 sq ft, Sold for $160,000 ($206/sq ft) on 11/9/2009. Short Sale.

Sunny Isles Beach Condo Sales

In November 2009, there were 57 closed sales in Sunny Isles Beach, an increase from the 46 condos sold in October and the 38 sold during November 2008. The market seems to be picking up. 46 of the 57 sales closed with cash, a trend that is continuing. Only 6 sales were REO's and there were 18 short sales. Luxury sales (1mm+) continued to plod along with 5 transactions during the period. The most notable sale took place in Jade Beach -- a stunning new oceanfront development. The median sales price in Sunny Isles for November 2009 was $230,000. Currently, there are 1,131 active listings compared with 1,132 in August. 211 of the listings were short sales and there are 20 REO's.

Notable transactions:

• Jade Beach #3601 - 4 bed / 4.5 bath, 3211 sq ft, Sold for $1,370,000 ($427/sq ft) on 11/9/2009.
• Ocean Four #3504 - 2 bed / 2.5 bath, 1886 sq ft, Sold for $650,000 ($345/sq ft) on 11/2/2009.

North Bay Village Condo Sales

In November 2009, there were 9 closed sales in North Bay Village, an increase from the 6 condos sold during November 2008. In my opinion, North Bay Village is the best place to pick up a cheap foreclosure, as you can find units with incredible views at rock bottom prices. 6 of the 9 transactions were paid for in cash. Of the 9 transactions, 2 were short sales and another 5 were REO's, further echoing my point. Currently, there are 240 active listings, down from the 257 in October. 90 of the listings were short sales and there were only 8 REO properties listed.

Notable transactions:

• The Lexi #2003 - 2 bed / 2 bath, 1458 sq ft, Sold for $315,000 ($216/sq ft) on 11/16/2009.
• Space 01 #1602 - 2 bed / 2 bath, 1815 sq ft, Sold for $233,400 ($129/sq ft) on 11/23/2009.

When purchasing a condo, one of the most important things to take into consideration are the monthly homeowner association assessments or maintenance fees.  These fees are paid by unit owners in order to cover the cost of the building's amenities, maintenance, insurance, etc...  It is important to understand the health of the condo association as well as provisions in the condo documents as they may lead to increases in HOA fees in the future.

A condo association is designed to operate as a not for profit corporation charged with the task of operating the building.  The association elects a board of directors to run the corporation and serve as the building's administrative contact.

When purchasing a unit in an existing construction building, the biggest risk is an increase in fees or a special assessment to pay for building repairs or bad debts.  Due to the rising numbers of foreclosures, some buildings in Downtown Miami such as Jade Brickell, Emerald on Brickell, and Ten Museum Park have seen drastic increases in their HOA fees.  Absent of bad debts or building repairs, HOA fees usually remain consistent from year to year since the association usually has a very good idea of the building's operating costs.

When purchasing in a new construction building, the biggest risk is an increase in HOA fees once the developer turns over control of the association to the unit owners.  At the inception of any condo project, the developer controls the condo association and has the responsibility of appointing the board of directors.  As certain sale thresholds are met, the association is slowly turned over to the new unit owners.  The developer is responsible for setting the operating budget and appropriately assessing all the unit owners.   Once the HOA is turned over, as a unit owner, you run the risk that the developer's estimated operating budget does not cover the actual costs of operating a fully occupied building.  This ends up with all the unit owners being reassessed for a higher monthly payment.

I mention this because right now Downtown Miami contains many new construction buildings with HOA fees that are fairly consistent (between $0.40 and $0.50 per square foot) despite drastic differences in building quality and amenities.  I'm guessing  that in the majority of these buildings the developer is still in control of the homeowner association.  It's no secret that keeping HOA fees low will help attract buyers.

Developer turnover of a condo association technically occurs when the unit owners are allowed to elect the majority of the members of the board of directors.  In most cases, this happens:

1. Three years after 50% of the units have been sold.
2. Three months after 90% of the units have been sold.
3. When all the units are complete, some have been sold, and the developer is no longer offering units for sale.
4. Seven years after the declaration of condominium has been filed.

It's unlikely that many new developments have hit these thresholds.  I hope unit owners are not faced with an unpleasant increase in their HOA fees once the associations in these buildings are turned over.

Right now there are some amazing opportunities to purchase condos in Miami Beach, Downtown Miami / Brickell, North Bay Village, or Sunny Isles Beach. During October 2009, condo inventory continued to decrease across all areas. Sales have been running at the same pace for the last couple months, but have improved from 2008 levels. The majority of sales and REO inventory have been of condos priced under $250,000. Sales in Sunny Isles Beach seem to be struggling. Half the sales were for under $150,000 even though the area is full of new luxury condo buildings. The data used in this summary has been provided courtesy of the Southeast Florida MLS.

Miami Beach Condo Sales

In October 2009, there were 117 closed sales in Miami Beach, a slight increase from the 107 condos sold during October 2008, and consistent with the number of closed sales in September. Again, the overwhelming majority of transactions were paid for in cash, as they accounted for 89 of the 117 sales (76%). There were 21 REO transactions and 14 Short Sales during the period. The majority of REO sales were of properties under $250,000. Compared with September, luxury condo sales ($1mm+) dipped a bit with only 6 sales taking place during the month. Most buyers seem to be searching for cash deals under $250,000, as they accounted for 49 of the 117 sales. Still, its impossible to find something spacious at this price in a new oceanfront building. The median sales price for a condo in Miami Beach during October 2009 was $285,000 compared with a median sales price of $270,500 in October 2008. Encouraging, but it's likely a function of the small dataset.

In Miami Beach, there are currently 2,989 active listings, a slight decrease from the 3,017 in September, as inventory continues to decrease. Short sales continue to make up a significant amount of the listed properties, with 592 of the 2,989 listings being short sales. However, there were only 45 REO properties listed, as REO's do not stay on the market long.

Notable transactions:

• The Setai #THB - 2 bed / 2.5 bath, 2300 sq ft Townhouse, Sold for $2,700,000 ($1174/sq ft) on 10/12/2009.
• Icon South Beach #3005 - 2 bed / 2 bath, 1750 sq ft, Sold for $920,000 ($526/sq ft) on 10/30/2009.
• Akoya #1607 - 2 bed / 2 bath, 1322 sq ft, Sold for $575,000 ($435/sq ft) on 10/20/2009. REO.
• 1500 Ocean Drive #1210 - 1 bed / 1.5 bath, 940 sq ft, Sold for $450,000 ($478/sq ft) on 10/8/2009. REO.
• Spear at Aqua #201 - 1 bed / 1.5 bath, 1380 sq ft, Sold for $300,000 ($217/sq ft) on 10/15/2009. Short Sale.

Downtown Miami / Brickell Condo Sales

In October 2009, there were 71 closed sales in Downtown Miami / Brickell, a slight decrease from the 81 condos sold during October 2008. These sales figures are a bit misleading since the majority of inventory selling downtown is developer owned which does not get reported in the MLS sales numbers. Due to drastic price reductions in developer inventory, actual sales numbers are also much higher on a year over year basis. Buyers continue to chase bargains on distressed properties, as there were 17 REO transactions as well as 18 short sales. If you are looking to buy a property downtown, it is imperative that you are prepared to close with cash, unless the unit is in a building that you know is on the Fannie Mae approved list. Cash sales accounted for 56 of the 71 transactions on the MLS. The median sales price for a unit was $210,000 in October, compared with $250,000 a year earlier. Currently, there are 1,919 active listings in Downtown Miami / Brickell, a slight increase from the 1,978 in August. 517 of these listings were short sales and there were 24 REO's.

Notable transactions:

• Santa Maria #2506 - 2 bed / 2.5 bath, 2100 sq ft, Sold for $815,000 ($388/sq ft) on 10/30/2009. REO.
• Jade Residences #608 - 2 bed / 2 bath, 1460 sq ft, Sold for $362,000 ($248/sq ft) on 10/30/2009. REO.
• Brickell on the River North #1605 - 1 bed / 1 bath, 757 sq ft, Sold for $140,100 ($185/sq ft) on 10/29/2009. REO.
• The Club at Brickell Bay #3020 - 1 bed / 1 bath, 825 sq ft, Sold for $135,000 ($164/sq ft) on 10/28/2009. Short Sale.

Sunny Isles Beach Condo Sales

In October 2009, there were 46 closed sales in Sunny Isles Beach, an increase from the 37 condos sold during October 2008. 38 of the 46 sales closed with cash, a trend that is continuing. Only 9 sales were REO's and there were 11 short sales. There was a slight uptick in luxury sales -- 4 sales vs. 2 the month prior. A more interesting note is that 22 of the 46 sales were under $150,000. Ouch! As a result, the median sales price in Sunny Isles for October 2009 was $169,750, compared with $278,000 a year earlier. Currently, there are 1,132 active listings compared with 1,149 in August. 221 of the listings were short sales and there are 20 REO's.

Notable transactions:

• La Perla #4002 - 2 bed / 2.5 bath, 1602 sq ft, Sold for $675,000 ($421/sq ft) on 10/15/2009.
• Oceania III #1136 - 2 bed / 2.5 bath, 2020 sq ft, Sold for $515,000 ($255/sq ft) on 10/28/2009. REO.

North Bay Village Condo Sales

In October 2009, there were 13 closed sales in North Bay Village, an increase from the 2 condos sold during October 2008. In my opinion, North Bay Village is the best place to pick up a cheap foreclosure, as you can find units with incredible views at rock bottom prices. All but 1 transaction was paid for in cash. Of the 13 transactions, 3 were short sales and another 7 were REO's, further echoing my point. Currently, there are 257 active listings, up from the 254 in September. 106 of the listings were short sales and there were only 9 REO properties listed.

Notable transactions:

• 360 Condo #1526 - 3 bed / 2 bath, 1552 sq ft, Sold for $369,000 ($238/sq ft) on 10/20/2009.
• Treasures on the Bay #10A - 1 bed / 1 bath, 825 sq ft, Sold for $98,100 ($119/sq ft) on 10/29/2009.

As usual, I'm always out visiting condo buildings here in Miami with or without my clients. The other day I was in Akoya on Miami Beach looking at 1 bedroom REO property that came on the market for $240,000. I've always liked Akoya since it was built in 2004, but this is the first time I managed to snap some pictures. Akoya is one of the newer buildings located in North Beach and offers awesome ocean views on either side of the building. You can see up or down the coast because the building sits closer to the beach than those nearby.

One of the unique things about Akoya is that you have 2 elevators on the building's west side that ride in a glass-walled elevator shaft. From the elevator you can look out over the intracoastal that gives you an eerie vegas-like feeling.

The REO that I viewed was part of the "05" line in the building and faces south. The unit is a 1 bedroom with 683 square feet and would be a perfect weekend getaway. As I mentioned earlier, the views are amazing. I thought this was great value considering most of the other floorplans are significantly more expensive.

If you have questions about Akoya or are interested in buying, selling, or renting a unit, please contact Miami Condo Shop.

View Condo Resales in Akoya

In today's market, many buyers are using FHA backed mortgages to finance a purchase of a new home or condo. The FHA offers loans with as little as 3.5% down, which is very attractive, especially considering the $8,000 first time home buyer tax credit. According to a recent survey of home builders by John Burns Real Estate Consulting, the FHA has backed a staggering 62% of new home loans given in South Florida.

So, its no surprise that I have been working with many condo buyers lately looking to get FHA backed loans.  This has not been an easy task.  There are not many FHA approved buildings in the greater downtown Miami area.  I've compiled a short list below of the 10 or so buildings that I would consider showing to clients.

• The Sail (170 SE 14 St, 33131)
  • New Building Located in the Heart of Brickell. 1 & 2 Bedroom Units Available from the low $200's
• The Platinum Condominium (480 NE 30 St, 33137)
  • New Luxury High Rise Waterfront Condo. 1 & 2 Bedroom Units Available from the low $200's
• The Charter Club (600 NE 36th St, 33137)
  • 1 & 2 Bedroom Units Available from the $150's
• Madison Downtown Condo (800 N Miami Ave, 33136)
  • Centrally located to nearby nightclubs, the design district, Bayside Marketplace, the Performing Arts Center, AAA Arena, eateries and downtown Miami. Developer owned 2 bed, 2 baths start from $129,900.
• Highland Park Lofts (1350 NW 8 Ct, 33136)
  • 1 Bedroom Units Available from the $140's
• Brickell View Condo (126 SW 17 Rd, 33129)
  • 2 Bedroom Units Available in the $120's
• Flagler First Condominium (101 E Flagler St, 33131)
• Milana Condominium (652 NE 63 St, 33138)
• The Bank Condominium (8101 Biscayne Blvd, 33138)
  • Loft Style Building with Studios, 1 & 2 Bedroom Units Available.

If you have questions about obtaining a FHA loan or are interested in more information about these FHA approved buildings, please contact Miami Condo Shop.

One of the buildings in Downtown Miami that offers amazing views, but gets very little publicity is the Emerald at Brickell. The Emerald sits at 218 SE 14th Street in the vicinity of the Jade and the Four Seasons. It's the easternmost building on that street, so you get amazing views of Biscayne Bay and Miami Beach. The Emerald was completed in 2006 and contains 142 units on 27 floors.

By far an away the best units in the building are the "01" line which have 2 bedrooms, 2.5 baths, 1594 sqft, and have an expansive terrace that faces directly east onto Biscayne Bay. Earlier this year, Unit 2201 sold for $300,000 in a REO transaction. View Details. I doubt we'll see these prices again, but that was an amazing steal. I had the opportunity to visit another "01" unit in the building and snapped a couple of photos. See below.

If you have questions about the Emerald at Brickell or are interested in buying, selling, or renting a unit, please contact Miami Condo Shop.

View Condo Resales in Emerald at Brickell

Right now there are some amazing opportunities to purchase condos in Miami Beach, Downtown Miami / Brickell, North Bay Village, or Sunny Isles Beach. During September 2009, condo inventory continued to decrease across all areas. In Downtown Miami / Brickell, some developers sold out of inventory in buildings like 1060 Brickell and Brickell on the River after price reductions. The market for luxury ($1mm+) condos is starting to improve in Miami Beach and Downtown Miami / Brickell, but luxury sales fell off in Sunny Isles Beach. The data used in this summary has been provided courtesy of the Southeast Florida MLS.

Miami Beach Condo Sales

Notable transactions:

• Continuum North Tower Loft 1 - 2 bed / 3.5 bath, 2322 sq ft Townhouse, Sold for $1,700,000 ($732/sq ft) on 9/29/2009.
• Courts at South Beach #1804 - 3 bed / 3.5 bath, 2160 sq ft, Sold for $620,000 ($287/sq ft) on 9/09/2009.
• Spear at Aqua #702 - 2 bed / 2.5 bath, 1755 sq ft, Sold for $520,000 ($296/sq ft) on 9/17/2009.
• The Floridian #1112 - 2 bed / 2 bath, 1147 sq ft, Sold for $320,000 ($279/sq ft) on 9/29/2009. Short Sale.
• The Waverly #614 - 2 bed / 2 bath, 1262 sq ft, Sold for $320,000 ($253/sq ft) on 9/15/2009.

Downtown Miami / Brickell Condo Sales

Notable transactions:

• Carbonell #3404 - 3 bed / 3.5 bath, 2591 sq ft, Sold for $1,180,000 ($455/sq ft) on 9/30/2009.
• Jade Residences #1201 - 2 bed / 2.5 bath, 1878 sq ft, Sold for $675,000 ($359/sq ft) on 9/30/2009. REO.
• Brickell on the River South #608 - 2 bed / 2 bath, 1402 sq ft, Sold for $308,489 ($220/sq ft) on 9/1/2009.
• Marina Blue #2302 - 1 bed / 1.5 bath, 843 sq ft, Sold for $190,000 ($225/sq ft) on 9/30/2009. Short Sale.

Sunny Isles Beach Condo Sales

Notable transactions:

• Oceania II #1626 - 2 bed / 2.5 bath, 2020 sq ft, Sold for $530,000 ($262/sq ft) on 9/18/2009. Short Sale.
• La Perla #1704 - 2 bed / 2.5 bath, 1715 sq ft, Sold for $500,000 ($292/sq ft) on 9/8/2009.

North Bay Village Condo Sales

Notable transactions:

• 360 Condo #1101 - 2 bed / 2 bath, 1274 sq ft, Sold for $340,000 ($267/sq ft) on 9/24/2009. Short Sale.

Recently, I had the opportunity to tour the Axis on Brickell, another one of the new condo buildings that have opened in Downtown Miami / Brickell. The Axis on Brickell is "Conditionally" Approved by Fannie Mae meaning that Fannie will start buying loans once the developer has around 50% of the units presold. Right now, however, all transactions must be cash, as they have not reached the required amount of presales. Currently, the Axis offers an excellent developer rental program as the pace of sales in the building has been slow due to the lack of financing. Please contact us for more information on the rental program at Axis.

The Axis consists of 718 units in two 38 story towers separated by an outdoor common area with 2 pools. It sits right on the corner of Mary Brickell Village and is close to shops, restaurants, and a supermarket. In my opinion, the quality of the units in the Axis is superior to those found in buildings that have had many more sales, like 500 Brickell. The bathrooms are spacious with a walk-in shower, and the kitchens are nicely done. The high 9'2" ceilings are also a plus. However, the balconies offer little privacy as only wire mesh separates the balconies between the units.

On the corners of each tower are the 2 bedroom, 2 bath, 1174 sqft "D" Units which offer amazing views. These units start at $340,000.

The Building also offers 1 bedroom, 1 bath Units starting at $220,000 for 761 sqft. I thought these were quite nice as well.

In my opinion, the best part about the common area at the Axis were the two pools. One was specifically designed as a lap pool. It's common to see people switch from pool to pool as the sun moves during the day. Besides the pools, I thought the common areas were quite lacking and didn't impress me at all. Maybe I didn't like the design or the space was too big for the furniture, it's hard to tell. See for yourself.

If you have questions about the Axis at Brickell or are interested in buying, selling, or renting a unit, please contact Miami Condo Shop.

View Condo Resales in Axis on Brickell North

View Condo Resales in Axis on Brickell South