In Aventura, the new Peninsula II is a paragon of luxury, featuring a two-story health club overlooking the bay, a spectacular two-story lobby opening to the waterfront, tennis courts, and jogging paths. Also, all residence will have floor-to-ceiling glass walls alowing for panoramic views of the intracoastal and the Atlantic Ocean.


Peninsula II is located next to Williams Island, directly in the heart of Aventura, Florida. The affluent area of Aventura has some of the best shopping, restaurants and an exciting nightlife in all of South Florida. The location of the area enables quick access to many nearby desirable destinations; Bal Harbour, Ft. Lauderdale, and South Beach to name just a few. The Penisula II is also conveniently located within 20 minutes of Ft.lauderdale and Miami International Airports.

GENERAL FEATURES

2 Luxury Condominium towers overlooking a marina, the intracoastal waterway
Manned Gatehouse
Heated swimming pool and spa
Barbecue/ bar area in a garden setting
Sunrise terrace with shade pavilion
Recreation room
Fitness center with state-of-the-art exercise equipment, steam room and sauna.
Sunning decks with pool furniture and umbrellas
Tennis courts

BUILDING FEATURES

Private allocated storage facility
Valet parking services
Tinted glass for energy efficiency
Exterior doors and windows that meet or exceed
South florida hurricane standards

RESIDENCE FEATURES

Decorator ready unit
High ceilings throughout
Double entry door
Marina or Water views in all residences
Security, emergency medical call and fire alarm systems with 24-hour on-call monitoring and entry door protection
Pre-wired for television, cable tv and telephone designed for High-speed data transmission
Expansive open-air terraces with glass panel railings
Fire protection sprinkler systems
Sliding doors and glass balconies offering grand views of the intracoastal waterway
Individually controlled high-efficiency air conditioning and heating systems with digital thermostat
Laundry room with top of the line washer/dryer and storage

KITCHENS
Imported cabinetry
Granite kitchen countertops
Under-mount double stainless steel sink with single lever faucet fixtures and disposals
Stainless steel appliance package

For more details, please go to: Peninsula II


Please visit my website: http://www.condo-southflorida.com where you browse through hundreds of condo buildings, find free search tools, area information about South Florida and much more.

A new proposal could go before voters in November 2008, sponsored by an umbrella group formed by several organizations which were developing different plans, but are uniting their efforts.
In essence, the plan proposes a general cap of 1.35% on the taxable value of any real estate property, as its yearly property tax.
This coalition must be able to collect around 611,000 voters’signatures by the end of January 2008
The tax cap would also apply to commercial properties and non-homestead homes such as those owned by ‘snowbirds’. It would preserve the ‘Save our Homes’ provision to cap at 3% per year any increase in the assessment of homestead homes, as well as the present homestead exemption.
I tend to like it, even though it might lack somehow to address all issues:

- It does not address the ‘portability’ of ‘Save our Homes’, which means that homeowners could carry these benefits when they upgrade our downgrade for their present home. This is becoming a key factor in reviving the real estate market.

- Since it is still linked to the actual value of a home, there is no protection if we should face again a violent raise in property value, as was the case during the “boom” period of 2000-2005. It limits the abilities of local government to raise millage percentages by limiting property tax to 1.35% of taxable value. This is a very effective short-term solution, but would fail to protect us if another ‘boom’ period raises the assessed value of our homes above inflation levels. A provision that future assessments increases should not exceed the official inflation rate could address this issue and avoid eventual spiraling “assessed values”. That would again put as in the sad situation our real estate market is living today.

However, the proposal would be a great step in the right direction.

Here is the text of the proposal:

Ballot Summary
Ballot Title: 1.35% property tax cap, unless voter approved

Provides that the total property tax on any parcel of real property shall never exceed 1.35% of the highest taxable value of the property. This property tax limit shall apply to all property taxes except property taxes approved by voters. Distribution of revenue from parcels that have reached the 1.35% limit shall be determined by general law. Does not amend Save Our Homes, the Homestead Exemption, or any other exemption.
Full Text of the Proposed Amendment

Article VII, Section 9 of the State Constitution is amended by adding a new Paragraph (c) to read:

ARTICLE VII FINANCE AND TAXATION
SECTION 9. Local taxes.
(c) Notwithstanding any other provision contained in this Constitution, the maximum amount of all ad valorem taxes collected by counties, school districts, municipalities, and special districts on any parcel of real property shall not, when combined, exceed 1.35% of the parcel’s highest taxable value. The term “taxable value” refers to the value of real property to which millage rates are applied. The Legislature shall, by general law, provide for the distribution of tax revenues derived from parcels for which the combined ad valorem tax levies exceed 1.35% of the parcel’s highest taxable value. This subsection does not apply to ad valorem taxes levied for the payment of bonds issued pursuant to Section 12 of this Article or levied for periods not longer than two years when authorized by a vote of the electors.


The proposal can be reviewed at www.cutpropertytaxesnow.com

Please visit our website: http://www.condo-southflorida.com
and enjoy a wealth of information and search tools for all inquiries about
Florida Real Estate.

One of the finest buildings in South Florida, Bella Mare at 6000 Williams Island is
one of the most coveted luxury properties in Aventura.
You should visit the Bella Mare just for the experience.

The last addition at Williams Island is a stunningly modern, functional and architecturally rich project, that overlooks Biscayne Bay and adds a new dimension to Aventura luxury living.


Built in 2006, 215 units on thirty floors, with living areas between 1,316 and 4,840 square feet, and one to five bedrooms.

Breathtaking views, spacious floor plans, full services and recreation. All units have east and west views, and no hallways. Private elevator to each unit's foyer.
Bella Mare spoil its residents with more amenities that they could ever use. They include:

Marina
Tennis
Pool
Spa
Fitness Center
Club House
Billiard
Library
Security
Business Center
Restaurant
Front Desk
Playground
Storage
Property Management
Laundry Room
and much more.

Aventura has become one of the most famous destinations in South Florida, with easy access to beaches, word-class shopping at the Aventura Mall, beautiful parks, excellent public and private schools.
Conveniently close to both Miami and Fort Lauderdale airports, with many houses of worship, restaurants, clubs, the new casino, the Gulfstream racetrack and a short drive to the shopping and entertainment at Bal Harbour and Hollywood.

Visit our website: www.condo-southflorida.com
A stunning display of Florida Homes and Florida Condos for your enjoyment.

By day, Brickell is the pulse of Miami's International business community, housing the city's most prestigious banks and financial institutions. By night, it transforms into a bay front oasis, boasting Miami's most elegant condominium residences.

The so called Brickell area extends south of the Miami River to SE 26th Road (the Rickenbacker Causeway).

Sometimes mentioned as Millionaires Row, the southern portion of Brickell Avenue, (US-1)is home to the Miami Financial District as well as the site of new high rise luxury condominium developments that constantly redefines the Miami skyline.

On the East side is Brickell Key. Brickell is divided into two sections: Upper Brickell and Lower Brickell.

Upper Brickell is the area north of Southeast 15th Street (Broadway) including the financial district, and is technically part of Downtown Miami. It has a mixed use of both office and residential buildings. The financial district, which is sometimes called the Manhattan of Miami, has the largest concentration of international banks in the US.

Lower Brickell which extends between Broadway and Southeast 26th Road, is mainly residential and includes the Millionaires Row.

Jade at Brickell is one of the most appreciated buildings on Brickell.

Located at 1331 Brickell Bay Drive, it has stunning amenities, great views on the Bay, luxury throughout.
Some of the amenities:

Beautiful pool
Sauna/Spa
Outstanding Fitness Center
Club House
Library
Bar
Ample storage facilities
Business Center
Security
Playground

Technological advances are always present in Jade lifestyle.


With the ease of a touch-screen monitor, they provide: entertainment, information, convenience, and security, as well as wireless internet, simultaneous hi-tech audio and video entertainment throughout the residences. Security and fire-prevention systems are computer-monitored around-the-clock, not to mention a full service business center with all of the latest software and communication systems.

Residences luxury features:

State-of-the-art kitchen complete with Italian designer cabinetry, stainless steel appliances, wine cooler and cappuccino maker. Marble throughout bathrooms and vanities.



When looking to buy or rent a Condo at Brickell Avenue, please check our CONDO SEARCH where you can review all listings in most Brickell Condominium buildings.

If you are looking for a condo or home in the Brickell area, we at www.condo-southflorida.com can assist you and help you find the home, vacation home or investment property, that you are searching for. Our great experience in South Florida Real Estate and our friendly attention will make all the difference

Who says that there is no affordable housing in South Florida?

Aqua Isles, a luxury gated waterfront community of exceptional privacy and elegant design. Located in Dania Beach, this new luxury townhome community features distinctive Spanish Revival-style architecture, waterfront views, and direct ocean access. Aqua Isles offers a sophisticated lifestyle with manicured landscaping, gated courtyards, and recreational amenities.



Dania Beach is located between Hollywood and Fort Lauderdale. Dania Beach homes and condos are highly appreciated by homebuyers, due to the proximity to Fort Lauderdale Airport, and the fact that most location are no more than 10 or 15 minutes drive from the Beach. Next to Hollywood Beach and Hollywood Circle with all their entertainments venues, Dania Beach is famous for its many antiques stores alongside US-1.

Aqua Isles marina-inspired community also features ocean access via the Intracoastal waterway with a limited number of private boat slips available for purchase.

Residents of Aqua Isles enjoy the tranquility and serenity of a private gated community, which features a majestic entry feature that invites them into a world all their own. Here, residents can enjoy the pleasures of their own private swimming pool and cabana, plus passive parks, a tot lot and wonderful water views.

Pricing:

Alessandria: 1,141 Sq. Ft; 2 bedrooms, 2 1/2 baths, private courtyard, $199,990
Brescia:1,429 Sq. Ft.; 2 bedroom, 2 1/2 baths, private courtyard, $224,990
Cannes: 1,429 Sq. Ft; 3 bedrooms/den, 3 baths, private courtyard, $ 232,900
Delano: 1,489 Sq. Ft, 3 bedrms 2 1/2 bath, family room, balcony, private courtyard, $235,990
Europa: 1,436 Sq.Ft, 3 bedrms 2 1/2 bath, family room, balcony, private courtyard, Corner Unit, $235,990
Ferrara: 1,666 Sq. Ft., 3 bedroom 2 ½ baths, Family Room, Private Courtyard. $249,990



Amenities:

Ocean access. (Limited number of boat docks available).
Impressive entrance features with guard house
Electronic gated entrance.
Interlocking brick paver sidewalks
Sparkling swimming pool and cabana
Passive parks
Architecturally-designed lush tropical landscaping in common areas
Decorative street lighting for security
Ornate entrance gate
Tot lot

Homes Features:

Sturdy lifetime concrete exterior walls on first and second story.
Steel reinforced cinder block construction on first and second story.
Architecturally-selected white aluminum window frames with light tinted glass for energy efficiency.
Tempered safety 8’ high sliding glass doors.
Architecturally-accented front entry door.
Central air conditioning and heating distribution system.
Dramatic ceiling heights on first and second floor living areas.
Monocottura ceramic tile flooring in the kitchen, bathrooms and powder room, in your choice of designer colors.

If you are looking for a Aventura Condo, a Sunny Isles Condo or any other South Florida Real Estate property, please visit our website www.condo-southflorida.com
where you will find a wealth of information and updated MLS data at your disposal.

Florida Condominiums for Sale

Sunny Isles Beach Condos


Searching for Florida condominiums for sale? Is your choice a luxury building on the beach, or at walking distance to the sand? Do you like to wake up in the morning to glance on the wonderful blue water of the Atlantic Ocean, through your floor-to-ceiling windows, while you are sipping on your orange juice and biting on your croissant?

If your budget allows, then you can be a candidate to purchase an ocean front Sunny Isles Condo. On Collins Avenue, you will definitely find this ultra-luxury building, with endless amenities, tennis, racquetballs, pools, saunas, fitness centers, you name it.
Starting in Golden Beach, look at the Ocean Condos. They are some of the most appreciated buildings, built gradually since 2000.

Right across the street, the Oceanview Condos and Ocean Reserve condo conversion present you with more affordable alternatives, albeit lacking the direct ocean views and being only refurbished buildings from the 70’s.

Continue your walk South, and if you would still like to consider more affordable condos in Sunny Isles, what about the Kind David Condos, a 2005 building, with good amenities and well appointed apartments, just across the street from the beach.

You could also consider the Porto Bellagio Condos, (2003) around 171st Street, also on the opposite side from the beach.
What about the Golden Bay condos (1999)? They are a good value.

The Sole Condos are also a good alternative, right on the beach.
Also on the sand, the Sands Point built in 1996 is a great option.

I wouldn’t discard the Ocean Point Condos (2000) right between 173rd and 174th Street and Collins. They are a good compromise on luxury and location.

Let us talk now about some of the best condos in Sunny Isles, although not the newest.
I refer to the Pinnacle Condos with its peculiar shape, a great architectural landmark in Sunny Isles Beach. Great luxury has not been spared, marbles, Italian kitchen cabinets and bathrooms vanities, wonderful views through its floor to ceiling windows.
It is a 1998 building, but one of my favorites.

The Millenium Condos, built just in 1999 have some wonderful units with a frontal ocean view. It is also a high end building.

Le Meridien Condo Hotel, also known as M-Resorts, is a beautiful place, no doubt, if you like this modality.
Trump has built a few places in Sunny Isles. Let’s look at the Trump Palace Condos. Just completed, Trump luxury at its best.
Next to it, is the Trump Sonesta is a condo hotel with very upscale amenities.

La Perla Condos at 166th Street is on the sand. A 2006 building, some of the condos have good water views.

The Sayan Condos have just been delivered in 2007. At the 163rd. Street, they are a good value for your money if you are looking to walk on the beach without crossing the street.
Let me mention Oceania series of building. Located in the south end of Sunny Isles, the first three Oceanias, Oceania 1, Oceania 2 and Oceania 3, are located on the beach.

Oceania 4 and 5 are on the Oceania Island, across from Collins and the Beach.
They were built in the early 90’s. They could be a good midway between the most expensive Sunny Isles Beach condos and the budget condos built in the 70’s.

Talking of these older buildings, we have the Arlen House Condos on Bayview Drive, a couple of minutes walk from the ocean. Then I would like to mention the Winston Towers, a series of large structures on 174th Street, some of them with great views on the Intracoastal, docks and marina make it a good value if you can’t afford the newer condos.
They are conveniently priced and a good option for somebody who doesn’t mind walking 5 minutes to the Beach.

The Plaza of the Americas is another complex in the same kind.
You can also consider the Poinciana Island townhomes, across the street from the water. They have small 25 foot docks and you can have your own boat in your backyard.
And the Marina Bay Condos, a 12 floors structure, built not later than 2002 is also an intermediate solution.

By the way, I was just forgetting one of the most beautiful (and expensive) places in Sunny Isles. The famous Acqualina, a landmark. The Acqualina condos are some of the most expensive properties in Sunny Isles and the outside of the building is surely a statement.

Did I forget something? Of course, there are a few new developments, the Solis, a top-luxury place, the Jade Ocean, the St. Tropez on 163 Street, across the street from the water, and so many more are either on the drawing board or being completed.
Check my website: www.condo-southflorida.com and take a look.

I didn’t cover everything. But perhaps I gave you a good idea. Good luck in your search of a condo on the beach at Sunny Isles.



If you are interested in Sunny Isles Beach Condos or any South Florida Condo, please visit my website: http://www.condo-southflorida.com

Reflections about Florida Property Taxes as of November 4th 2007

I just learned that eleven citizen’s initiatives regarding Property Taxes have been registered so far with Florida Division of Elections. They all need to get 611,000 signatures to be placed on the ballot, and would have to be approved by 60% of the voters.
They range from:

- requiring voters to approve any local government initiative to increase their tax revenue by more than 3 percent, to
- Limit property taxes to 1.25% of any property assessed value (after homestead exemption)
- Replace property taxes with new revenues to be determined by the Legislature and transfer funding counties, schools and cities funding to the state government.
- Rollback revenue collections to the 2004-2005 fiscal year, adjusting it to the change in population and consumer price index.
And so forth.

The “Ax-the-Tax organization, which sponsored some of these initiatives, has influenced our tax laws over the past 20 years by helping to defeat 14 tax increase initiatives in Florida and other states, one of t hem Broward County’s attempt to increase its sales tax.

However, gathering these signatures means big money and strong political leadership and that will be their main challenge.

What does this mean? Floridians are not happy with the recent legislature initiative.

The provisions to be placed on January 2008 ballot evidently fall short of what Floridians had been asking for. Everybody agrees that the present tax system is flawed. It will be difficult to really fix it without major changes in the whole economical structure of our local and state governments.

The bottom line is there has been a very large windfall in counties and cities revenues from rising property values and the resistance to give it up is the main reason why we did not get a tax reform that would satisfy Floridian homeowners, snowbirds, investors and commercial properties owners.

Some facts to analyze are:

In 2001, the total of property tax levied statewide was about 16.6 billion

In 2006 it increased to 30.4 billion. Almost 85% hike in 5 years. The large increases have been in larger cities and municipalities.

During the same period, the state budget grew to 71.5 from 47 billion. The bulk of this revenue is produced by Florida sales tax, and document stamps from real estate sales.

During this same period, Florida’s population has not doubled and inflation index has not been by any mean disproportionate. In fact, what is happening these days is a reduction of part-time residents, many of them just waiting to sell their homes to go elsewhere.

It is evident that our government has extended too much during the last 5 years. And they have found their way to spend all the extra revenue. One of the factors is the public-sector employees and their geometrically growing retirement pensions that are not ultimately sustainable.

The local government excesses, the ridiculous amount of cities with their mayors, commissioners, fire departments, police departments, cultural departments, celebrations, city halls, and what more, has naturally managed to spend the extra money and they now threaten us to cut down on fire and police departments if we make any intent to control this nonsense.

The new tax reform proposal extends the privileges of the long-time homestead homeowners by allowing them to “transport” when they move to a new home.
Almost every body else has got a very limited relief. The new home buyers, the landlords, the business owners have been almost completely ignored. While the “save our homes” provision should be maintained as an instrument to avoid abusive budget spending by our governments, any meaningful property tax reform must address the necessities of all property owners.


Henry B. Nathan is a Real Estate agent in South Florida.
Please visit my website; www.condo-southflorida.com
with information about all Florida Condos and Florida Homes,
Aventura Condos, Sunny Isles Condos, Miami Beach Condos,
Hollywood Beach Condos.

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