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Address:  110 Washington Ave
Area:  South Beach
Year Built:  2004
Floors:  8
Price Range:  $2,500-$790,000
Status:   Re-Sales
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Building Description

The Cosmopolitan towers include a development and architectural pedigree that includes two renowned names in Groupe Pacific and illustrious Maurice Salazar.  Featuring superbly designed pied-a-terre residences in a variety of floor plans, the Cosmopolitan, true to its name, evokes South Beach’s internationally sophisticated and continuously stylish atmosphere.

Step inside the Cosmopolitan’s lobby and admire at the time, effort and sheer creativity put in by celebrated and award-winning interior designer Tessi Garcia.  Also take a moment to admire the dazzling aesthetic water fountains and the flourishingly landscaped courtyard with its own relaxing pool deck area.  Elsewhere you’ll find an exclusive clubroom and a cutting edge fitness facility.

The Cosmopolitan’s 233 residential units come with the choice of one to two bedroom floor plans and the choice of a den in two bedroom units.  The wonderfully romantic residence balconies offer exceptional views of South Beach.  In the kitchens you’ll find high end stainless steel appliances, deluxe granite countertops and cabinetry designed in European style.  Bathrooms are equipped with half glass enclosed showers and relaxing whirlpool tubs.

Besides having the enviable luxury of living in South Florida’s most exclusive and dynamic city, Cosmopolitan residents also have the benefit of being situated just moments away from the area’s most popular and engaging hotspots like Lincoln Road and Ocean Drive.  Residents can also take out a boating vessel at the Miami Beach Marina and admire the fabulous South Florida coastline while soaking in its unrivaled sunshine.

Building Amenities

  • Concierge
  • 24-hour security
  • Valet
  • Private covered parking
  • Sublimely landscaped courtyard
  • Cascading water fountains
  • Fitness facility
  • Exclusive clubroom
  • Pool deck section

Residence Features

  • One to two bedroom floor plans with the choice of den in two bedroom units
  • Balconies
  • Granite kitchen countertops
  • Stainless steel appliances
  • Washer and dryer
  • European style kitchens
  • Master bath with whirlpool tub
  • Half glass enclosure shower

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Real Estate News
Updated: Friday, May 06, 2016

Tiny Homes: Are We Really Destined To Stuff Ourselves Into 300 Square Feet?

Tiny homes are freaking everywhere. Theyve taken over cities roads, and, more importantly, the television, replacing important and compelling searches for private islands in the Caribbean with a quest for as little square footage as possible. People are actively and happily seeking to live in mouse houses.

What is going on here?

"Are tiny houses popular? According to Google Trends searches, yes," said Tiny House Talk. "Right now, theyre about as popular as theyve ever been. But why? It stems down to becoming a homeowner and enjoying a life without a mortgage."

The whole idea of the tiny house movement seems antithetical to what many of us have been striving for our whole lives: a place to put all our stuff. No, really, a place to legitimately put down roots. Space may be at a premium in many areas, but that hasnt stopped many people from moving up, not down.

"The average size of a new home built in 2014 was 2,453 square feet, up from 1,660 square feet in 1973, the earliest year for which U.S. Census data is available," said US News. "Only 8 percent of homes completed in 2014 had fewer than 1,400 square feet, according to census data."

But tiny homes eschew the notion that bigger is better. Ask many authorities on the topic and theyll say that a "real" tiny home maxes out at 400 square feet; many are living much smaller than that and boasting about it. When it comes to living tiny, size matters, only in reverse.

Are the spaces cute and clever? Sure. With a minimum amount of space, you naturally have to find ways to maximize function.


Certainly, from a budget standpoint, tiny homes make sense. Check out these options, all of which you can buy for under 50,000. This prefab tiny home is less than 10k

And this modular tiny home designed by BIO Architects and called DublDom comes in a 280-square-foot version and a 431- square-foot option, and can be constructed IN ONE DAY. Downside: Currently, you can only get it in Moscow. Dasvidaniya.

Small House Bliss

About that budget. Yes, with enough cash on hand you can buy a tiny home outright and not have to pay a mortgage. Sounds great, right? But, frankly, having to sleep on the dining room table or climb down a set of rickety stairs from the loft thats not tall enough even to accommodate a compact human in the middle of the night to use a bathroom the size of a cruise ship shower - that may not even have running wateris enough to say a big fat "No" to the whole idea, savings notwithstanding.

Mobile or not

Of course, part of the promise of tiny homes for the shiny, happy people you see on TV is the ability to spend spend less on housing and more on fun and adventure. And, for many, that means being mobile.

When youre not tied down, you can go anywhere you want. Presumably, this is a temporary condition for those who are not retired, because: jobs. And money. Even if you dont have a mortgage, ya gotta eat, right?


But constant mobility has its downsides. The idea of not knowing where to set up next might be exciting for some; for us, the lack of permanence is anxiety producing. And then theres the question of water.

"One of the parts of building a tiny house that many people worry about is tiny house plumbing. This is one big area where your tiny house will be very different from a regular house. While normal houses generally have permanent access to water because theyre on the grid, when your house is mobile, theres no guarantee that youll always be near to a water source that you can hook up to," said The Tiny House.

Its when the conversation turns to how to get water out of your house that it really gets sticky. Not tethered permanently to a piece of land? Youre talking about composting toilets and dump stations to offload waste water.

Umm, no. Really, no. I have to wear two pairs of gloves just to clean my perfectly nice toilet connected to my perfectly nice plumbing.

All part of the fun

For a lot of tiny home enthusiasts, the challenges are all part of the fun. Not that emptying waste water is ever fun, but you get the point. Which makes one wonder: Are

we experiencing a permanent shift in the American dream? Is homeownership just not the thing anymore homeownership with more than 300 square feet, anyway?

Is it generational?

Not so fast.

ABC News

"The Tiny House Movements growth is largely among the young and child-free, but its gaining momentum among seniors, too; some 40 percent of tiny house owners are over age 50," said Senior Planet. "After all, what better time to downsize, personalize, simplify and save -- either alone or by buying a plot with friends and forming a tiny house community? A finished build-it-yourself house averages around 23,000, and plans and kits are available online. To have a house custom built runs around 50,000-60,000. Thats a few hundred thousand less than a tiny Manhattan apartment and an alternative to a Florida condo."

Is tiny home living overrated?

So, beyond the freedom factor, budget and otherwise, whats the draw of tiny homes? Its a question thats being asked by more than just us. And, curiously, the answers arent always glowing.

"Tiny homes offer the escapist fantasy of having less: less square footage, less responsibility, and less stuff. The idea has been particularly trendy in recent years," said Tech Insider. "Tiny homes have been the subject of countless Pinterest boards, articles, and blog posts, with many claiming they are the homes of the future. But the reality of small living is not always easy, and often not cheap either."

Their article profiles several people who ended up ditching their tiny homes because: they got pregnant and realized they couldnt raise a family in 130 square fee; they had zoning issues and didnt want to be permanently impermanent; it was too isolating being in the middle of nowhere; and they just missed the comforts of home - a real home with real bedrooms with doors and everything and a kitchen with actual full-size appliances that doesnt double as a study space and a gym and a guest room.

Makes sense to us.

> Full Story

Spruce Up Your Digs: 4 Ways to Attract More Luxury Home Buyers

According to real estate brokerage company Redfin, luxury home sales picked up in the last quarter of 2015 and ended a nine-month slump. The real estate firm also reported the average sale price in the luxury market in quarter four of 2015 was 1.62 million. Sales in 2016 are predicted to climb and attract a new wave of luxury homeowners.

Indeed, luxury home sales are on the upswing with amenities to match. This year, everything from extravagant chefs kitchens to green appliances that talk to each other are timeless additions. But which high-end amenities attract affluent buyers who want a piece of the luxury market? Heres the scoop on what luxury home buyers really want to see before closing the sale.

Add an Outdoor Living Space

The great outdoors have become a focal point for the luxury home market, with natural looking pools, lush gardens and fully loaded outside entertainment areas. According to Casual Living, more than half of consumers would like to add an outdoor kitchen to their property. Give home buyers what they want and create the outdoor oasis theyre looking for.

Add an outdoor living room with a comfortable couch and fire pit, oversized tables for a gathering of friends and flat-screen TV for warm-weather entertaining. Include a wet bar and Systems Pavers BBQisland to attract home buyers looking for the perfect location for their next dinner party.

Think Smart

Todays homes can do more than self-adjust their Nest thermostat after learning your habits. Entire kitchens can communicate with you to keep your home running smoothly. Your LG refrigerator can alert you when youre out of champagne, and your oven can turn itself on and adjust itself to the optimum temperature to get dinner done on time. And modern home buyers want the technology.

According to a Smart Home Survey by Coldwell Banker and CNET Smart Home, 81 percent of current smart-home device owners said they would be more open to buying a home with connected technology already in place. Another 66 percent said they would offer all their smart-home products with their home if they thought it would sell their property faster.

Upgrade the Wine Cellar

Dedicated wine refrigerators and rustic cellars are now a thing of the past. Instead, home buyers are looking for complete tasting rooms that combine the cozy comfort of a den with restaurant lounge ambiance to host friends and family. Add soft lighting, a fireplace and your best wine collection to complete the look. You can still keep the cellar, but use it to store the wine at the appropriate temperature, instead of crowding around a dusty bar>

Skip the Bath

It was once en vogue for master bathrooms to feature opulent, sunken bathtubs with jets and a bay window to gaze out over your lush lawn. Affluent home buyers want an unforgettable luxury shower experience with multiple shower heads and custom designs. Go above and beyond by adding on the streaming waterfalls, exposed rock face, sauna->
> Full Story

Glass House Management In Your HOA

Homeowner association boards are elected to handle HOA business. Some do it better than others because of training and natural ability. While good business practices are fundamental to getting the job done right, "people" practices are equally important.

And even though HOA elections are not typically barraged with candidates, the membership does care what the board does. When the board doesnt do it right, some members simmer at a slow boil, some bellow a great hue and cry and others beat the tar and feather drums. The picture isnt pretty for otherwise well intentioned directors.

A truly effective and perceptive board understands the need to keep business transparent. Think of board business in terms of living in a "glass house" and exposed to scrutiny by the general membership. This is difficult for some directors to deal with since it seems cumbersome and intrusive. In reality, running business transparently is largely symbolic. Doing business this way usually reduces scrutiny. When practiced, the suspicion of whats going on behind closed doors subsides. Here are a few of the most important glass house management practices:

  • Board meetings are open to members and held in guest friendly venues, locations and times.
  • Members are allowed to express dissenting opinions and question board actions.
  • The board responds respectfully to dissenters.
  • The HOA has a website which stores need-to-know HOA information See HOA Websites section for recommended components.
  • Meeting minutes are distributed in draft form within one week of the meeting.
  • New owners receive welcome packets with "need to know" information.
  • Newsletters are distributed at least quarterly.
  • All rules and policies are written and easily available.
  • Rules are few and truly necessary. Each one includes the reason for enactment, a reasonable penalty and right of appeal.
  • Board policies that affect life>

    Using these glass house practices demonstrates that the board operates in the open and respects members and their opinions. Communicating that attitude will keep most members satisfied that the board is doing a good job. Failure to provide these kind of services results in suspicion and hassles that the board doesnt need.

    Another benefit of glass house management is that it gets the board organized and prepared to do business. With good communication and management systems in place, crisis management becomes a thing of the past. As the board becomes more proactive. the directors feel more personally rewarded. Getting things done attracts achievers. Success begets success. Happy members mean a harmonious community. When it comes to HOA business, keep it transparent.

    For more innovative homeowner association management strategies, subscribe to

    > Full Story

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