Joan's Homes Miami

SOLD Waldorf Astoria 5301

2nd sale at the Waldorf and 6th sale with PMG!

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Repost Traded

SOLD🔑 Penthouse 1926 at W South Beach 🌴

Junior suite | 563 sf | $1,300,000

This condo-hotel offers great investment opportunities 💰 while experiencing iconic Miami Beach lifestyle.🏖️

Live here full-time, enjoy it as a vacation home, or rent it out whenever you like. You can have the hotel manage your condo, or rent it through a third-party management, like my clients are.

W features world-class amenities: tropical pool & beach with service, gym, spa, multiple restaurants & bars, including Mr. Chow, tennis, basketball, shopping, bikes, and hosts many conferences & events throughout the year generating lots of bookings.

Mr C. Residence 505 for sale • 2 bed | 2 bed • 1,046 sf + large private terrace • South exposure with bay views • Open floor plan with 12’ ceilings Bayshore drive | Mr C. Coconut Grove Asking $1,750,000 | best deal in the building

The Cipriani family is taking condo living to another level! Experience upscale living with world-class amenities incl. 24-hour valet, concierge, private butler, restaurant, gourmet market, 2 full-service pools, Technogym fitness center with Peloton, Pilates Reformer, yoga & juice bar. His & Hers Spa with steam & sauna, business center, game room, billiard room, library, movie theater, and more! In the heart of Coconut Grove.

My record sale in the news!

Breaking Key Biscayne Home AND Land Value Records!

“All Time Highest $/SF for a non-waterfront single-family home on Key Biscayne & Highest $/SF for non-waterfront Land Value on Mashta Island.”

Probably one of the toughest negotiations & closings in my career….but I made it happen!

 Sometimes you just have to think a little further outside the box, stay optimistic, persistent and don’t take no for an answer, to seal the deal.

Congrats to my clients for getting a record price for their home, especially in a market that’s seen a slowdown over the past year!

 And thanks for your trust and being a pleasure to work with.

730 N Mashta Drive, Key Biscayne 6 bed | 6.5 Bath + cabana powder 4,225 SF home on 10,000 SF lot  Listed & Closed in 4 months 

$7,300,000

Who’s next?

Looking to sell or buy in Key Biscayne? Have equity in your home you would like to re-invest? Or just curious what your home is worth and how much you’ll net when selling it?

Let’s talk!

[email protected]

Listed & Sold in 7 weeks!

W Hotel Brickell 3211 1 bed | 1 bath | 876 sf Sold at $750k

Prices in Brickell dropped by 8% with inventory increasing by 9% in the past quarter. In this current market, it’s key to price your listing sharp and have the right marketing strategy & network, in order to sell it quickly at a good price.

I’ve had my past 3 listings all under contract under 2 months, the market is slower, you just need a faster broker.

If you’re thinking of selling, or just curious about your property’s value, or want to know how much you’ll net after selling your home? Let’s talk!

PS. The W Hotel in Brickell is a great short term rental investment. My manager is dominating the building, managing 50 units successfully, so once you buy, you can have it managed hassle free.

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𝐀𝐬 𝐬𝐞𝐞𝐧 𝐢𝐧 𝐃𝐞𝐚𝐥𝐬𝐞𝐭𝐭𝐞𝐫𝐬

⎮ ‍𝐒𝐎𝐋𝐃 ‍⎮

𝐈𝐌𝐀𝐆𝐄: Joan Bruggink

𝐀𝐃𝐃𝐑𝐄𝐒𝐒: 300 Biscayne Blvd #8704 - Waldorf Astoria Miami

𝐌𝐀𝐑𝐊𝐄𝐓: Miami

𝐀𝐒𝐒𝐄𝐓 𝐓𝐘𝐏𝐄: Condo

𝐑𝐄𝐏𝐑𝐄𝐒𝐄𝐍𝐓𝐄𝐃 𝐁𝐔𝐘𝐄𝐑: Joan Bruggink (@joanshomesmiami)

𝐁𝐑𝐎𝐊𝐄𝐑𝐀𝐆𝐄: One Sotheby’s International Realty (@onesir)

➤ 𝐏𝐑𝐈𝐂𝐄: $2,045,000

➤ 𝐁𝐄𝐃: 1

➤ 𝐁𝐀𝐓𝐇: 1.5

Just listed Icon Bay 1207 🔑

Crazy how I sold my client this unit for $630k in 2021 and would be selling for $800k+ in the current market. That’s an 27% increase in 2 years 🤯🚀

2 bed | 2 bath | 1,180 sf

$4,600/m unfurnished

• Stunning Biscayne Bay vistas & sunrises

• Spacious 162 sf balcony

• Private elevator foyer

• Porcelain tile flooring throughout

• Electric window treatments

• Amenities: bay view pool & gym, tennis, movie theater, social lounge, spa, and more

• Incl 1 parking spot

DM for private inquiries 🙌

📍 460 NE 28th St, Edgewater | Miami

Just Listed 🔑 Best priced direct waterfront residence at the W Hotel Brickell 🙌💎

Wake up to breathtaking sunrises and enjoy stunning east-facing views of the bay, pool, and Brickell Key. This fully furnished retreat, basked in natural light, exudes luxury, featuring a renovated bathroom, brand new floors, premium Wolf & Subzero/Bosch appliances, solid black granite counters, Italian cabinets, and a walk-in closet with safe. Short-term rentals permitted, complemented by a sofa bed hosting up to 4 guests, making it a great investment!

The W Hotel, part of the Icon Brickell and designed by Philippe Starck, is a resort-style gem in Brickell. Enjoy the 28,000sf spa, fitness center, and the 300-ft infinity pool overlooking the Bay ☀️

DM me for private inquiries ✨

1 bed | 1 bath | 876 sf

$769,000

📍Icon Brickell tower III, 485 Brickell Ave #3211, Miami

SOLD 2 residences at the Elser Hotel & Residences 🥂

Residence 2917

2 bed + 2.5 bath | 1,149 sf at $1.4M

Residence 2403

Junior suite | 531 sf at $730K

Elser is the premier short-term rental investment on the water in Downtown Miami. It's brand new and allows daily rentals, managed in-house by Highgate at only 15%, beating any third-party management out there. This is a new concept we're starting to see become more common in Miami. With in-house management, both the building and rentals will be easier to handle, keeping maintenance costs low.

Elser is developed by PMG Development (known for Waldorf Astoria and the E11even) and offers resort-style living in the heart of Downtown Miami.

49 stories and 646 residences, featuring studios up to 3 bedrooms, starting at $740K.

Downtown is undergoing a massive transformation right now, making it the perfect time to step in, or you'll miss the train. I personally invested in new construction in Downtown as well because I believe it will be the next epicenter of Miami in the next few years.

DM me for more info! 🙌

How to level up your open house🚀✨

2 WEEKS UNTIL

• Brainstorm: create a concept & outline for the open house, start reaching out to catering, sponsors etc.

• Marketing & Branding: create social media content, postcard invitations, brochures. I went a little extra and got custom branded coconuts 🥥 branded boxed rose giveaways 🌹 and custom cakes 🎂 matching my listing.

PRESENTATION = BRANDING and goes a long way => get creative and pay attention to details.

• Invite pt 1: Send (or drop) postcard invitations or letters to all the neighbors & local community spots like the tennis club, yacht club etc. It can take up to 5 days to arrive with first class mail so don’t do this last minute.

FEW DAYS UNTIL

• Home prep: make sure the home is in perfect condition & professionally cleaned.

• Invites pt 2: Invite as much people as you can through call, text, email etc. Agents, brokers, developers, clients and anyone else in the real estate or luxury industry.

• Marketing: go full force online promoting your open house!🚀

• Shopping: make a checklist and make sure you get everything you need.

THE BIG DAY

• Open up the home, open all blinds, turn on all lights, add some luxury home fragrance in the home, add flowers & put some nice background music matching the vibe.

• Set up the food and drinks in the kitchen and have a dedicated branding & sign in set up at the entrance with your cards, brochures, flyers, and an iPad to sign in.

• Have a team help you host & tour guests.

• Encourage guests to create content and share online 🎬

• Most importantly have fun and don’t forget to send “thank you” follow ups to all your guests that attended!

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PS. I had over 60 people showing up on mine, which was probably the best turn out I’ve seen! 🤩 Thanks everyone again for stopping by and can’t wait for the next one!🤍

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Please share & save this to level up your next open house!🏡

Special thanks to my sponsors ❤️@iamthemortgagecoach @frudeco @theroyalroses @coconutstock @magspread

📍730 N Mashta Dr, Key Biscayne | Miami

$7,795,000

Just Listed 🗝️ Key Biscayne Private Oasis on exclusive Mashta Island | by Dusk ☀️

6 bed | 6.5 Bath

4,225 SF home on 10,000 SF lot

Listed at $7,795,000

This 6-bed, 6.5-bath modern masterpiece spans 4,225 SF on a 10,000 SF lot. The open floor plan complemented by soaring 21’ ceilings, fills every corner with natural light. Grand living is enhanced by telescopic sliding doors, creating a seamless flow with the outdoor area. Formal dining room is separated by elegant 288-bottle glass wine vault. Gourmet kitchen is a chef’s delight with gas stove, Miele and Bosch appliances, wine cellar, porcelain and quartz countertops, and kitchen bar, making it perfect for cooking and entertaining.

Enjoy Miami’s breathtaking sunsets from rare find 3rd floor rooftop terrace. Lush garden, with heated pool, jacuzzi, and a charming BBQ gazebo, feels like a tropical sanctuary.

Additional features: office, laundry room, lots of storage and a 2-car carport garage with electric chargers.

Key Biscayne, is a 10 min drive to Downtown/Brickell, 25 min to Miami Beach and 25 min to the Airport. Everything you need is within reach, from restaurants, shops, and groceries to schools, police, marinas, tennis, padel, pickle, golf, diving, water sports, parks for hiking & biking, and beautiful beaches!

📍730 N Mashta Drive, Key Biscayne

Just Listed 🗝️ Key Biscayne Private Oasis on exclusive Mashta Island | by Day ☀️

6 bed | 6.5 Bath

4,225 SF home on 10,000 SF lot

Listed at $7,795,000

This 6-bed, 6.5-bath modern masterpiece spans 4,225 SF on a 10,000 SF lot. The open floor plan complemented by soaring 21’ ceilings, fills every corner with natural light. Grand living is enhanced by telescopic sliding doors, creating a seamless flow with the outdoor area. Formal dining room is separated by elegant 288-bottle glass wine vault. Gourmet kitchen is a chef’s delight with gas stove, Miele and Bosch appliances, wine cellar, porcelain and quartz countertops, and kitchen bar, making it perfect for cooking and entertaining.

Enjoy Miami’s breathtaking sunsets from rare find 3rd floor rooftop terrace. Lush garden, with heated pool, jacuzzi, and a charming BBQ gazebo, feels like a tropical sanctuary.

Additional features: office, laundry room, lots of storage and a 2-car carport garage with electric chargers.

Key Biscayne, is a 10 min drive to Downtown/Brickell, 25 min to Miami Beach and 25 min to the Airport. Everything you need is within reach, from restaurants, shops, and groceries to schools, police, marinas, tennis, padel, pickle, golf, diving, water sports, parks for hiking & biking, and beautiful beaches!

📍730 N Mashta Drive, Key Biscayne

SOLD Ritz Carlton 1606 🥂

2 bed | 2.5 bath | 1,540 sf

$1,600,000

🗝️ + 2 off-market for sale => fully renovated, 2 & 3 bed. DM me for more info 🙌

It was quite the challenge to get my clients a unit in Coconut Grove, given the generally low inventory, especially at the Ritz, being their first choice. We made offers on 2 units but didn’t succeed due to other overpriced offers. So, I started reaching out to every single owner in the building looking for off-market options.🎣 Got this one before it hit the market, was able to lock it in at $1.6M, and closed within a month (with financing).

Happy for my clients they got their desired condo, and we were able to have a smooth & fast closing!🤗🥂🚀

PS. The Ritz in Coconut Grove has a prime location, right in front of the marina.⛵️ It has one residences tower and one hotel & residences tower, each with its own amenities. I love the common areas, especially this lobby, the classic interior and endless high ceilings are 🤤 An entrance like that, definitely sets the right tone when welcoming clients or guests to the building ✨

📍 Ritz Carlton Hotel & Residences | Coconut Grove

Exquisite 2-story Penthouse in Miami’s vibrant Midtown!

2 bed | 2.5 bath | 2,178 sf

$7,500/m | Off market for Sale 🗝️ message me for inquiries

Sophistication meets urban living in this one-of-a-kind loft, featuring 2 bedrooms, 2.5 bathrooms, and captivating north and west-facing terraces, including a first floor wrap-around. Stunning city views, bay views and breathtaking sunrises & sunsets.

Uniquely designed with 20ft floor-to-ceiling windows, this property invites an abundance of natural light, while its grand walls creating a canvas perfect for art connoisseurs.

Fully renovated, this residence showcases a beautiful kitchen by Ornare with marble countertops, Armadi closets, bathrooms by Mia Cusina, and European Oak Hardwood flooring.

Fully furnished, 2 assigned parking spaces. Located between Wynwood Arts District and Miami Design district.

📍2 Midtown PH202, Miami

The Residences at Shell Bay by by Auberge Resorts⛳️✨

• 20 stories | 108 Residences

• 60 hotel suites by @aubergeresorts

• Mediterranean-inspired 150-acre community

• 1 - 4 bedrooms

• Current inventory starts at $3.3m for 2 bedrooms

⚓️ The Yacht Club with 48 slip marina. Water sports incl. paddle board, kayaks, and jet skiing & Beach club.

⛳️ Golf Club: Greg Norman-designed Championship Golf Course with a 12-acre practice facility, including a 9-hole Par 3 course. The championship tees will measure 7,250 yards–one of the longest golf courses in South Florida.

🎾 The Racquet Club: World-class Racquet Club with all four Grand Slam surfaces (7 courts). 4 pickle courts, 2 Padel courts & a basketbal court.

🧖‍♀️ Spa & Fitness: 18,000 sf spa with holistic menu envisioned by experts in sports, medicine, nutrition, and wellness & fitness center incl. a boxing ring, yoga, and pilates reformers, connected to an outdoor terrace for open-air training.

💦 14,000 sf rooftop pool deck & pool grill with cabanas, hot tub, whirlpools, cold plunge, children’s pools& splash zone.

Other: sports, games entertainment lounge, wine tasting room, meeting rooms and co-working lounge, children’s play lab & discovery park, 30,000 sf balroom, orchid garden & dog walking trail and more.

Golf Membership is $1M and $800k for residents which you can sell back to the building eventually.

Yearly fees are $45k/yr for the golf membership incl. the $12k/yr just for the social membership (you can get the social individually) + HOA at $1,80/sf.

Completion in 2026

DM for a tour or more info 🙌

📍Shell Bay, Hallandale Beach

Buy or Rent a Villa on the Balearic Islands 🇪🇸

The Balearic Islands have always been a popular travel destination in Europe for it’s obvious reasons 😍 but with the Golden Visa Program, affordable pricing, great rental income, and an increase in direct flights incl NYC, Miami & Atlanta, there has been a big increase in Americans buyers lately.

Here’s more info🏝️

BUY

3-5 bedroom villas start at €1.5/2m, 6 bedroom+ start at €2/3m.

• Balearic buyers: In Ibiza & Formentera: French & Italian, in Menorca: UK, France & Italy, in Mallorca: Germans, Austrians, Swiss and USA.

• As a foreigner you can get financing which is usually with 25% down at interest rate of 1,5%-2,5% currently.

• The deposit it 10% signing and balance at closing.

• Commission is for the seller, closing costs for the buyer are about 8-12% of the purchase price which includes: Taxes => Resale: Property transfer tax 4-10% depending on the region, New construction: 10% VAT and 0.4 to 1.5% AJD (Tax on Documented Legal Acts), Notary and registration fees: 0.15% for properties is €1M, Lawyer if needed, is about 1% of the sales price.

• The Golden Visa 🇪🇺 If you buy a property over €500k, you can qualify => a 5 year Spanish residency, renewable after 5 years and you can apply for citizenship after 10 years.

• A rental license is needed to rent it out short term. Rental income tax is 19% up to €12,450, 24% €12,450-€20,200, 30% €20,200-€35,200, 37% €35,200-€60,000 and 45% for €60,000+

• Costs: Property taxes are between 0.4-1.1%. Property insurance & utilities are about €2,500-3,750 a year for a villa.

• High season is from April until October (peak June-August).

RENT

• Price🏡💰

=> Our villas start at €10-€20k/w for 3-5 bedrooms and €15-30k/w for 6-10 bedrooms, with some exceptions. Prices vary per island, Menorca being lower and Ibiza the highest.

• Most villas have a 4-5 days minimum.

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If you you’re planing on buying or renting a Villa on the Balearic Islands let me know 🏡 I partnered up with Viva Sotheby and happy to assist you here!

Buy or Rent a Villa in Greece 🇬🇷

Greece has become one of the most popular travel destinations in the South of Europe for many reasons (see my previous post) and with an increase in governmental stability, beneficial corporate tax, the Golden Visa Program, affordable pricing & great rental income, Greece has seen an increase in foreign buyers as well.

Here’s more info on buying & renting a Villa on the best Islands Greek islands 🏝️

BUY

Villas start at €1-2m, Premium Villas start at €5/6m.

• As a foreigner expect to pay cash.

• You pay 10% down at signing, 10% in 2-3 weeks upon completing the survey and balance at close.

• Closing costs are for the buyer which are about 8/9% of the purchase price (includes tax, notary, lawyer, commission).

• The Golden Visa 🇪🇺 this is why many people buy in Greece. If you buy a property over €250k, you can qualify for this visa (you can be a joint owner of the property as well). This gives you a 5 year Greek residency, and you can travel unconditionally to any European country (Schengen) for 90 days per stay per 6 months. Renewable after 5 years.

• There are no rental restrictions. Rental tax is 22% on your profits if rented by a management company or 45% on your income above €45k if rented individually.

• Costs: property tax is about €1-2k per year up to €3k for a premium Villa. Utility fees €6-7k a year and insurance around €2k

• High season in Greece is from April until October (peak June-August).

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RENT

• Price🏡💰

=> Our villas start at €10k/w (3-5 bedrooms) with an average of €35k/w. The Premium Villas range from €60k up to €175k/w (8-12 bedrooms) usually with full service included 🛎️

• Most villas have a 7 days minimum and 30-50% deposit.

• Book in advance 📅 (6 months preferred) as occupancy is extremely high during summer.

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If you you’re planing on buying or renting a Villa in Greece let me know 🏡 I partnered up with my Sotheby’s colleagues in Greece and happy to assist you here! 🙌🇬🇷