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Miami Beach Looks To Expand Perks To Lure Developers To Build Cheaper Homes

Miami Beach officials want more homes priced below market levels for local workers, and they’re willing to dangle financial incentives that could save developers hundreds of thousands of dollars to build them. However, a few area developers doubted the inducements would be a silver bullet to stimulate construction and make homes in one of the most expensive cities in Miami-Dade County much more affordable.

The Miami Beach commission voted unanimously this week to waive a slew of fees that developers wouldn’t have to pay, if they build lower priced homes for local workers. City officials are expected to give final approval by the end of the month.

“Housing affordability is key to quality of life. With the rising cost of land and construction and high interest rates, all of these driving factors are causing housing to be less and less affordable,” said Rickelle Williams, the city’s economic development director. “We’d like to encourage residents to live and work in the city of Miami Beach.”

Miami-Dade’s housing costs skyrocketed during the ongoing pandemic. Miami Beach saw one of the highest apartment rent increases in the county — a whopping 72% — over the past two years. Landlords have hiked rents to astronomical levels as scores of newcomers, many of them digital nomads earning high salaries in technology and finance, have arrived. In Miami Beach, builders typically pay fees to the city whenever they build a project. The menu of fees are meant to offset the impact their developments will have on community resources and the environment. Under the proposal that passed this week, Beach officials no longer would levy the fees on developers building housing priced for local workers.

 

Source:  Miami Herald

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The State Of Multifamily Investing In South Florida

South Florida’s apartment buildings have traded at record prices as rents continue to climb.

However, there will likely be fewer apartment building transactions this year compared to last year, according to a recent report from Cushman & Wakefield.

The report; authored by Calum Weaver, director of Cushman & Wakefield’s multifamily group in Florida; stated that sales volumes slowed this summer “and will likely be 20 to 30% lower than in 2021.”

That’s because higher interest rates have impacted the profitability of multifamily deals.

Despite the headwinds, multifamily sales activity remains strong as foreign and domestic buyers continue to “pour into South Florida,” Weaver said.

“Investors view it as a safe, stable, and strong asset class,” he added. “Especially compared to turbulent stock, Bitcoin, or exotic NFTs.”

South Florida’s apartment buildings traded at record highs in the first half of 2022, for an average of $345,000 a unit in Miami-Dade, $300,000 a unit in Broward, and $379,000 in Palm Beach County.

The deals add up to $4.96 billion in multifamily transactions, in “the second-highest six-month sales total in history.”

Forty-two percent of South Florida’s 367 multifamily transactions between January and July took place in Miami-Dade, while 34% were in Broward, and 24% were in Palm Beach County.

First-time investors made many of those purchases in a trend that’s expected to continue, according to the report.

Landlords’ net rental income, or effective rent, isn’t rising much as it did in 2021. But their profits continue to increase, the report stated. Over six months, rents increased 7.5% to $2,186 a month in Miami-Dade. In Broward, rent rose 5.3% to $2,326 a month during the same time.

In Palm Beach County, the rent increase was flat, with an increase of less than 1% to $2,326 a month.

It’s the first time average rents in all three counties exceeded $2,000 a month, Weaver wrote.

South Florida has led the nation in rent hikes since the pandemic as well-paid remote workers and executives moved to the region from other parts of the United States, brokers and developers have told the Business Journal.

There are signs, however, that rent increases are slowing down.

Ken H. Johnson, an economist at Florida Atlantic University, has theorized that asking rents will drop as some remote workers return to their points of origin due to employers’ demands that they spend more time in the office.

There is some anticipation that rent increases will stabilize as more apartment units are built in South Florida. A recent report from property technology company Yardi projected that 19,000 apartment units will be finished by year-end.

Weaver’s report noted that year-to-year vacancies increased in Broward to 4.4% from 3.5%. Vacancies also went up in Palm Beach County, to 6.4% from 4.5%.

However, vacancies remain “at historic lows” in Miami-Dade County, at 3%, the report stated.

As more multifamily units are built, vacancies are expected to marginally increase in South Florida.

There are now 39,216 units being constructed in South Florida, including 9,192 apartments that recently broke ground in Miami’s Brickell Financial District and downtown areas, 3,657 units in Hialeah and Miami Lakes, as well as 3,611 units in West Palm Beach, Weaver wrote.

There could be a decrease in new projects as it becomes more difficult for developers to obtain construction loans, the report noted.

But demand for rentals is expected to remain high as home prices rise in tandem with rents.

The median price for a single-family home in South Florida rose to about 13% to $542,878, the report stated, adding that “average home values are increasing at a greater rate than rents, making ownership for many even tougher.”

Meanwhile, South Florida’s population grew by 47,000 people year to date.

“This was more than the 42,842 population increase for all of 2021,” the report declared, adding that the population hike was “equally split among the three counties.”

South Florida’s population is expected to continue to grow, according to Cushman & Wakefield.

“Household formations in South Florida are expected to increase to over 37,000 each year in the next five years,” the report stated.

If half of these new households are renters, “that represents over 18,500 new renters a year in South Florida.”

Rising rents may be a boon for landlords, but they could dissuade some professionals and companies from moving to South Florida, some experts have warned.

Their costs are rising, too, as insurance cost hikes “continue to be a challenge” with premiums per unit ranging from $1,000 to $1,800 a unit, the report stated.

However, Weaver’s report noted that South Florida is home to a strong job market, with unemployment at 3% or lower and salaries increasing by 6% over the last 12 months.

 

Source:  SFBJ

 

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Miami Area Expected To Add 19,000 Apartments In 2022

Developers are expected to complete 19,125 apartments in the Miami metro area in 2022, according to a new report by rentcafe.com.

Rentcafe also reported earlier this month that Miami remains the most competitive market in the U.S. for renters. In Miami, “the existing supply of rentals simply can’t keep up with sky-high demand,” the website said.

Just two other metro areas are expected to build more apartments than Miami this year: New York (28,153) and Dallas (23,571). By comparison, Miami ranked sixth nationwide in 2021.

The city of Miami itself will see the most new rental units in the metro area this year by far – nearly eight times more than second place Fort Lauderdale, the report said.

For apartments completed within Miami city limits in the first half of 2022, Miami ranked fourth nationwide with 2,996 units. Only Houston (4,746 completed apartments), Austin (4,236 completed apartments), and Seattle (3,232 completed apartments) ranked higher.

Miami’s land area is just 36 square miles, far less than Houston (640 square miles), Austin (320 square miles), and Seattle (84 square miles).

 

Source:  The Next Miami

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Miami’s CBD Is Getting Mind-Boggling Office Rent Increases

For the first time in history, the average asking rent for office space in Miami skyrocketed to more than $50 per SF in Q2.

Brickell is dominating the market — its 42% year-over-year rent increase surpassed Manhattan and Los Angeles, according to a JLL report.

Migration of America’s top talent to Miami is the main factor driving high rents and making Miami’s office market the hottest it has ever been, Blanca Commercial Real Estate founder and owner Tere Blanca told Bisnow.

“[Miami] is a place where you can attract talent, and the talent has migrated in big numbers during the pandemic and today,” Blanca said. “With a very diverse, educated workforce and population, companies are excited to be in a city that is growing in many ways [and experiencing] a business expansion.” 

Florida added 10,522 new tech jobs last year, the second most in the country, according to the Computing Technology Industry Association. CompTIA ranked the Miami metro fourth in the U.S. for net tech jobs added, and LinkedIn reported a 30% year-over-year increase in IT and software jobs in Miami in 2021.

Blanca CRE has been a player in the industry for over 35 years. According to the firm, office development is being spurred in Brickell and Wynwood by remote work and zoning improvements.

“Brickell and Downtown have experienced a lot of this dynamic … of new people moving and choosing to live in the urban core,” Blanca said, adding that the pandemic accelerated a workforce migration that industry leaders “felt would happen sooner or later.”

The Wynwood Rezoning project, approved in 2015, led to an explosion of interest from developers. As office buildings joined residential, corporate users and investors began flocking in.

Blanca CRE was the agent when Blackstone purchased two office buildings in Miami in 2021, and Blanca said its acquisition spurred more office activity.

“That unleashed an activity that was unprecedented in terms of companies coming here, many in the financial services sector and then later the tech industry and fintech industry,” Blanca said.

Heavy hitters such as Apollo, Babylon and Citadel have come to Brickell in recent years.

Other blue-chip, out-of-town tenants moving in include Microsoft Corp. and Marsh, a subsidiary of Marsh & McLennan Agency, which both moved into 830 Brickell. For coworking firms like WeWork and Industrious, the demand is at an all-time high.

“They have waiting lists, so there are many companies that have entered into licensed agreements with WeWork, IWG, Industrious and so on because they are recruiting talent, they are growing their accounts here and waiting for their permanent spaces to be delivered,” Blanca said. “We expect there is going to be tremendous demand for space on a longer-term basis as each company expands and as the executives choose where they are going to reside.”

As that happens, office demand may spill into other neighborhoods, she said.

For WeWork, this has meant finding new ways to maximize its “inherent flexibility” to accommodate the surplus of out-of-town tenants.

“We continue to see strong demand in Miami where, as shared in our Q1 2022 earnings report, we saw over 90% occupancy and accounted for 9% of commercial office leases despite representing approximately 1% of the market stock,” WeWork Territory Vice President Suzie Russell told Bisnow via email. “As a result, we have waiting lists in most of our Miami locations.” 

Russell said demand is broad-based across company sizes and industries, including tech and finance.

Initial Q2 key findings provided to Bisnow by Blanca Commercial Real Estate show that the flight-to-quality trend is positioned to continue into the foreseeable future, especially in Brickell, Wynwood, Miami Beach and the Miami Design District. That will continue driving pricing up and vacancy down.

Asking rents at 830 Brickell, considered the top-tier building in Brickell, are between $125 and $150 per SF, a $25-per-SF increase over Q1.

“This trend is extremely prominent in Tier 1 Brickell office buildings where rents increased 7.2% from the previous quarter with some landlords increasing rents between $5.00 – $7.50 per SF,” Blanca CRE said in a report. “This growth will be especially prominent in Miami’s CBD where 40% of new to market tenants are looking for space.”

Miami’s office vacancy rate is at its lowest level in eight quarters.

 

Source:  Bisnow

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Continuing Interest In Miami Beach Leads To New Wave Of Luxury Hotels

If there’s one U.S. destination that’s remained remarkably hot throughout much of the pandemic, it’s Miami Beach.

And luxury hotel developers have taken note: The market is awash with major hotel upgrades and new development.

One of the marquee projects is a revamp of the Raleigh Hotel at 1775 Collins Ave., which will join the Rosewood Hotels & Resorts brand by 2025.

Up the road, preliminary plans from Miami Dolphins owner Stephen Ross call to acquire and redevelop the site of the former Deauville Beach Resort at 6701 Collins Ave.

A major rebuild and restoration of the storied Shore Club at 1901 Collins Ave. into a boutique hotel and residences is also in the works, with new owners planning to tear down the newer structures on the site and restore the original, circa-1950s art deco buildings.

Similarly on track for a refresh is the Delano South Beach at 1685 Collins Ave., part of Accor’s Ennismore arm, which like the Shore Club has been shuttered since the early days of the pandemic. Acquired by Cain International in late 2020, the real estate investment firm announced plans for a “strategic repositioning” of the property.

Whether it will remain flagged under the Delano name remains unknown, however, with Ennismore telling Travel Weekly that it has no information “as to what ownership intends to do with the asset.”

Meanwhile, Developer OKO Group revealed plans for an Aman property at the site of the former Versailles Hotel at 3425 Collins Ave. Also planting a flag is luxury player Bulgari Hotels & Resorts, whose planned Miami Beach outpost, set to open at 100 21st St. in 2024, will also be the brand’s first in the U.S.

Miami Beach’s continued upscaling has helped spur a flurry of additional renovation projects, said Steve Adkins, chairman of the Miami Beach Visitor and Convention Authority.

“I think you’re going to see more remodeling and scaling up taking place across the beach, because if you’re not the best in your class, it’s going to be tough for you to retain that traveler when they have other options,” he said.

The Confidante Miami Beach, a midbeach resort located at 4041 Collins Ave., for example, is currently undergoing a roughly $60 million refresh and is on track to relaunch under Hyatt’s luxury Andaz flag by 2024.

“These types of hotels are going to help propel Miami and [cater to] clients that typically travel overseas to find that ultraluxury product,” said Albert Andrew Valera, founder of Miami-based agency Everything Travel Guy. “If someone tells you that it’s $2,000 a night for a junior suite, people won’t bat an eye anymore, because the level of product that’s coming in is going to warrant $3,000 a night.”

 

Source:  Travel Weekly

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New Office Tenants And New Development Balance Out Vacancy In Miami

While the economy has had a turbulent few years — with a global pandemic, record inflation and political drama — the vacancy rate in Miami’s office market has remained fairly static, as the horde of new-to-market tenants was balanced by new development, according to second-quarter research from Colliers.

In the second quarter of 2022, Miami-Dade’s vacancy rate stood at 11 percent across its 1,693 buildings totaling 94.3 million square feet, per the report. That marks the highest rate since the first and second quarters of 2021 when it reached 11.3 percent.

That’s above the pre-pandemic baseline in the second quarter of 2019, when the vacancy rate registered at 9.2 percent — on 91.7 million square feet of office space citywide.

Andrew Hellinger, co-principal of Urban-X Group, has been the beneficiary of national and local businesses coming to set up shop in Miami. For example, his investment in the mixed-use River Landing, along the Miami River, has paid off.

“The Health District, where River Landing is located, historically had a 0 percent vacancy rate. With the opening of the offices at River Landing, we introduced much-needed space to a tight market, which has leased much faster than we expected,” Hellinger said in a statement to Commercial Observer

The vacancy rate has remained more or less the same in Miami-Dade County despite the lingering concern that COVID-19 could stifle the return to office just as more office space was being added, Jonathan Kingsley, executive managing director at Colliers, pointed out.

“There is significant growth into South Florida combined with organic growth of existing companies who are expanding their footprints and upgrading the quality of the buildings and spaces in which they operate their businesses,” Kingsley said in a statement. “This has kept a healthy balance to offset companies and firms who are downsizing due to remote and/or hybrid work models.”

Developers have been building more in the last three months than they were in 2019 with 3.2 million square feet of office space under construction currently, compared to the 2.8 million being built in the second quarter of 2019.

Within Miami-Dade, the highest office vacancies were in the Wynwood District at around 27.7 percent and Downtown Miami with 22.4 percent — both popular areas that have seen recent deliveries. Class A suffered the highest vacancies as well, with Wynwood’s top spaces sitting empty at about 54.1 percent and 25.7 percent in Downtown.

Meanwhile, Hialeah Gardens saw the lowest vacancies in Miami-Dade, with the up-and-coming district having only 2.4 percent of its 792,137 square feet of office space — all Class B and C — available in the second quarter. Medley came in a close second with 2.9 percent of its 2.4 million square feet vacant.

In South Florida’s two other counties, vacancy rates weren’t too far off. Palm Beach County, with its 1,268 buildings and 52 million square feet of office space, had a vacancy rate of 9.1 percent, according to Colliers, while Broward County had an 11.7 percent vacancy rate within its 62 million square feet of 1,488 office buildings.

But recent hiccups in the economy are beginning to ripple through the market, particularly on the investment sales side.

“There are growing challenges on the capital markets/investment sales transactions for office buildings in recent weeks. Many buyers are forced to re-price (i.e. reduce) their offers based on increasing interest rates and cost of equity and debt,” Kingsley said in a statement. “Likewise, many owners who were considering sales of their office assets, are pausing until the debt markets settle and buyers return to more aggressive offers to purchase.”

 

Source:  Commercial Observer

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Well-Known Challenges Could Impede Miami’s Tech Growth

Two new studies substantiating Miami’s tech hype also reveal how much we must do to make that growth path pivotal to our economy. The jury is out about whether we can meet that challenge. 

Venture capitalists poured $5.6 billion into this area in 2021, according to “Miami’s Tech Entrepreneurship Ecosystem 2012 to 2022,” funded by the John S. and James L. Knight Foundation, which itself expended more than $60 million to expand the ecosystem in that period.

But was that $5.6 billion in a pandemic year an anomaly? The total was about $3 billion in 2018, at that time the most ever, but declined in 2019 and even more in 2020. 

If new high roller arrivals drove the investment spurt, will their focus linger here with the pandemic gone? Many of them came to enjoy our low taxes and outdoor life. Those lures may not be enough to keep building a venture capital support system for tech.

To put that venture capital funding in perspective, $5.6 billion is less than twice what the county spent to build the Marlins baseball stadium. It’s wonderful, but still has limited impact.

Further perspective: from 2010 to 2012 Miami ranked 16th in the nation in venture capital funding, the report says. In 2013-2015 it rose to 14th, and since has been 13th. Any gain is most welcome, but is it spectacular?

The other report, issued Tuesday at London Tech Week, “The 2022 Global Startup Ecosystem Report,” ranked Miami among the top 15 North American ecosystems in funding. The Knight Foundation, the report says, “worked in concert with Startup Genome to showcase Miami’s entrepreneurial ecosystem” in that study.  

There’s no absolute accuracy for such “Top X” rankings, though if Miami’s goal is to be biggest and best, breaking into the top 15 is not parade material. But the ranking has meaning if our aim is to add to an economy that is already growing in other directions. So does creation of better-paying jobs.

From 2013 to 2020, Miami area software jobs increased faster than in any other metro hub for software employment, the Knight-funded report says. That 44% growth more than doubled the US average of 21% growth.

In 2012, the report says, we had 37,000 regional workers in software occupations, about the same as in 2006. But by 2020 the number soared to nearly 54,000, mostly added by entrepreneurial tech companies.

A growth of nearly 17,000 tri-county software jobs in eight years is an achievement, but in perspective it’s a gain of about six-tenths of a percent of the region’s workforce. In Miami-Dade alone, in that period financial activities gained more than 10,000 jobs. Prior to the pandemic, leisure and hospitality jobs had grown by 22,000 in the period just in Miami-Dade. 

And, as the Knight-funded report also notes, we trail far behind most regions in percentage of persons working in software, so “much work remains.” We are 68th in the US in the proportion of software workers, just 2.1% of all jobs, the report says. “Catching up to the proportion of the US metro average would require 20,000 additional software workers.” To match Atlanta or Austin we’d need 45,000 to 65,000 new software workers today, a long reach, and Austin ranks just seventh in the US, Atlanta 16th.

Our tech job growth is strong, welcome and important. But today it’s not the engine pulling the train.

So, would tech job growth be even stronger if we had more trained talent?

The report issued in London says Miami is in the top 20 North American regions in talent and experience and among the top 30 in affordable talent. Those rankings say Miami won’t lure growing tech companies based on trained workers. The Knight-funded report says our managerial talent is also in short supply.

“Access to technical talent is the greatest challenge identified by local founders and investors,” that report says.

Recently fashionable models to add tech talent in apprentice programs, coding academies and boot camps failed to meet the demand for workers, the report says under a heading of lessons learned. Many of those here closed when philanthropic funding ended, the report says, as is true in other cities. 

If talent won’t spring from such efforts, the answer seems to be higher education. Knight has committed more than $22 million to efforts here and others are also funding our engineering, technological and computer science higher education. Florida International University, the report says, grew from 2,000 computer science majors in 2018 to 3,000 in 2021 and is projected to hit 5,000 in 2024. That will help – if we retain the bulk of the grads in Miami.

Yet, the report notes, as we add software workers they are likely to also increase nationally. “If this occurs, catching up to peer regions or even national average will require additional solutions,” vital answers that the report didn’t attempt.

The London report says Miami’s magnets as a tech startup hub are “higher education, low taxes, and access to venture capital.” Those three alone may not be enough.

Which brings us to six highly visible impediments to growing a tech powerhouse – the same six Miami faces in growing every economic sector. The Knight-funded study points to shaky local transportation, too little affordable housing, questions of school quality, labor force gaps in general, too few minorities in higher level jobs, and climate change threats.

This basket of concerns is no surprise. Upgrading them would not only grow tech but improve living standards while building jobs across the economic spectrum. 

The Knight Foundation has been strategic and focused, investing more than $60 million in tech entrepreneur sector gains. But that funding alone can’t balloon tech in an area short of engineers, with spotty tech workforce training, and facing societal challenges as well.

In spurring our economy, that well-thought-out Knight investment was light years ahead of the $3 billion that the county sank into a baseball stadium. But the two reports don’t point to the entrepreneurial tech sector as our greatest future economic pillar, at least in the short haul.

Miami’s best overall investment in economic growth is likely to be the pivotal issues of housing, education, transportation, environment and inclusion. Praise tech gains to the skies, but build the broad basis of our community to increase that growth – and all other growth as well.

 

Source:  Miami Today

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Miami-Dade County Taxable Property Value Posts First Double-Digit Growth Since 2007

Property values in Miami-Dade County increased at an overall annual rate not seen in 15 years, according to data released Wednesday by the county’s property appraiser.

The taxable value of properties rose by $34 billion to a total of $372 billion, or a whopping 10.2% jump, between 2020 and 2021.

Pedro J. Garcia, the Miami-Dade property appraiser, said in a statement the county last saw an overall double-digit increase in values in 2007. The 2021 growth rate nearly triples the level of increase recorded in 2020, when South Florida’s taxable property values rose significantly in spite of widespread economic impact from the start of the ongoing COVID-19 pandemic.

Click here to see 2022 Estimated Taxable Values for all municipalities on June 1, based on 2021 data.

 

Source:  Miami Herald

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Boutique South Beach Hotels Trade Amid Heightened Demand

Two prominent buyers acquired boutique hotels in South Beach in separate deals, as demand for such properties continues to rise.

In the most recent of the two purchases, a company linked to the “vulture” hedge fund Alden Global Capital paid $6 million for the 17-suite Villa Paradiso at 1415 Collins Avenue, property records show. Miami Real Estate Investment Corp., led by Lisa and Pascal Nicolle, sold the hotel.

Susan Gale of One Sotheby’s International Realty represented the buyer and seller. Gale, who declined to comment on the buyer, said the property’s zoning made it very desirable. The two-story building, constructed in 1935, is in a mixed-use entertainment (MXE) district in Miami Beach where short-term rentals are allowed.

The buyer lists the address of Twenty Lake Holdings, the real estate company affiliated with Alden Global Capital. It plans to renovate the building and operate it as short-term rentals, Gale said.

“These types of properties that have zoning for short-term rental are very difficult to find. I have a list of people who want to buy them. They’ll buy as many as I have,” Gale said. “It’s a coveted type of property, and it has to have the right kind of zoning.”

The Nakash Family recently paid $6 million for the 10-room, three-villa property at 1350 Collins Avenue, near their Casa Casuarina hotel, which was previously known as the Versace Mansion, records show.

Carol Invest USA, led by Emanuela Verlicchi Marazzi, sold the 6,340-square-foot building at a loss compared to the $7.5 million it paid for the property in 2015.

Architect Wallace Tutt, who designed the Versace Mansion, also designed the 1350 Collins property, which is called the Orchid House Hotel. It was completed in 1930 and can operate as a private club or home, according to a press release about the deal. Short-term rentals are also allowed, said Lee & Associates broker Matthew Rotolante.

 

Source:  The Real Deal

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Big Changes In Little Haiti: Redevelopment Rises In Emerging Neighborhood

Neil Fairman, founder and chairman of Plaza Equity Partners, was once skeptical about building anything in Miami’s Little Haiti or Little River. Most of his company’s projects were luxury waterfront high-rises in places such as Miami’s Edgewater, South Beach, North Miami Beach and Hollywood.

But Fairman’s friend, Cirque du Soleil founder Guy Laliberté, wanted him to see some properties being assembled near 61st Street and Northeast Second Avenue in Little Haiti.

After touring the area, Fairman began to view it as ripe for opportunity – and he wanted in.

Since 2017, Fairman’s Plaza Equity Partners has been the managing developer of the Magic City Innovation District, an 18-acre territory that includes a former trailer park and dozens of warehouses. In the next few years, there will likely be 8.2 million square feet of apartments, hotels, offices, retail and exhibition space built there.

The warehouses have been converted into over 200,000 square feet of retail and office space that is now 90% leased, Fairman said.

Other investors and developers have followed suit, investing millions of dollars into the Little Haiti-Little River area, two overlapping neighborhoods bounded by Interstate 95, 54th Street, Northeast Fourth Court and the Little River canal.

Industry insiders say there are plenty of opportunities for more stakeholders to build projects there.

 

Source:  SFBJ

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