Miami Lux Invest

09/11/2026

September 11, 2001—a day that changed America and the world forever.

Today, we remember the innocent lives lost, the families whose lives were forever changed, and the first responders who ran toward danger while others were trying to escape.

We honor their courage, sacrifice and humanity.

May we never forget the lives behind the numbers—and may we always remember how, in the darkest moment, people came together as one.

🇺🇸 Never forget. September 11, 2001.

09/11/2026

🏡 TIRED OF EVERYTHING THAT COMES WITH OWNING A HOME?

Owning a home can be rewarding—but sometimes it becomes exhausting.

Repairs keep appearing.
Insurance premiums increase.
Property taxes rise.
HOA fees and special assessments add up.
Maintenance never seems to end.

Maybe the home is now too large. Maybe you’re relocating, downsizing, managing an inherited property or simply ready for a different lifestyle.

You don’t have to wait for another expensive repair or stressful year before exploring your options.

Selling may allow you to:

✅ Access the equity you’ve built
✅ Reduce monthly expenses
✅ Eliminate ongoing maintenance
✅ Move closer to family
✅ Downsize into something easier to manage
✅ Invest your proceeds elsewhere
✅ Begin your next chapter with fewer responsibilities

You don’t need to decide today. But you should know what your property is worth and what you could realistically walk away with after selling expenses.

Let’s review the numbers privately—without pressure or obligation.

ILONA NESTEROVA PA
CORE REALTY
📞 786-469-9235
🌐 www.ilonamiami.com

09/10/2026

Important: label **September 2026 as “month-to-date through September 9”**. It is not a completed month, so the sharp September drop should not be presented as a final monthly result. I also can’t independently verify the exact lines without the original MLS report and definitions for “Listed” and “Sold.”

Public August 2026 data describes Sunny Isles Beach as a buyer’s market, with a median 106 days on market and homes selling at approximately 94% of asking price. [Realtor.com market data](https://www.realtor.com/local/market/florida/miami-dade-county/sunny-isles-beach)

🏙️ SUNNY ISLES BEACH CONDO MARKET UPDATE

The chart tells an important story: the number of available and newly listed condos continues to exceed the number of completed sales.

That means buyers have choices—and sellers are competing for their attention.

According to August 2026 market data, Sunny Isles Beach was considered a buyer’s market:

• Median time on market: approximately 106 days
• Average sale-to-list price ratio: approximately 94%
• Properties sold for about 6.4% below asking price on average

September’s numbers are month-to-date and should not be compared with completed months yet. But the overall message is already clear: simply listing a condo is not enough.

Sellers need to:

✅ Price according to current comparable sales
✅ Study competing active listings
✅ Present the property professionally
✅ Address insurance and assessment concerns
✅ Make access for showings easy
✅ Respond seriously to qualified offers
✅ Adjust quickly when the market gives feedback

The right asking price is not the highest number someone promises you. It is the price that positions your property to attract qualified buyers and produce the strongest realistic result.

Thinking about selling your Sunny Isles Beach condo? Contact me for a confidential market analysis and a strategy based on your specific building, unit and competition.

ILONA NESTEROVA PA
CORE REALTY
📞 786-469-9235
🌐www.ilonamiami.com

Source: Realtor.com, Sunny Isles Beach market data, August 2026. September chart data is month-to-date.

09/09/2026

🏡 TWO HOMES CAN HAVE THE SAME PRICE—AND COMPLETELY DIFFERENT OWNERSHIP COSTS.

In South Florida, the purchase price is only the beginning.

A home that looks like a great deal may cost you thousands more every year because of details many buyers don’t investigate early enough:

• Flood zone and elevation
• Cost of flood insurance
• Age and condition of the roof
• Four-point inspection results
• Hurricane-impact windows and doors
• Wind-mitigation credits
• Homeowners-insurance eligibility
• Property taxes after the sale
• HOA fees and special assessments

For example, standard homeowners insurance generally does not cover flooding. Depending on the property and financing, separate flood insurance may be required.

A newer roof, documented wind-mitigation features, impact-resistant openings or approved shutters may also affect insurance eligibility and available discounts. But don’t assume that “impact windows” means every opening is protected—ask for documentation.

And never calculate your future property taxes using only the seller’s current bill. After a change of ownership, the property may be reassessed at its current market value, making the new owner’s taxes significantly higher.

This is why the role of a real-estate agent is not simply opening doors.

A knowledgeable agent helps you ask the right questions before your inspection period ends:

✅ What flood zone is the property in?
✅ Is there an elevation certificate?
✅ What are the current insurance quotes?
✅ How old is the roof, and was it properly permitted?
✅ Is there a recent four-point and wind-mitigation inspection?
✅ Are all windows, doors and garage openings protected?
✅ What will the estimated property taxes be after purchase?
✅ Are there pending HOA assessments or major repairs?

The cheapest house is not always the least expensive house to own.

Buy with your eyes open—and with the right information.

ILONA NESTEROVA PA
CORE REALTY
📞 786-469-9235
🌐www.ilonamiami.com

09/09/2026

Only 5% of recent home sales were completed without an agent, while 91% of sellers worked with a real-estate professional.

🏡 Thinking about selling your home yourself?

It may look easy: take photos, choose a price, post the property online and wait for buyers.

But selling a home involves much more:

• Correctly pricing it for the current market
• Professional marketing and buyer exposure
• Screening qualified buyers
• Coordinating showings and feedback
• Negotiating price, terms and repairs
• Managing inspections, appraisals and deadlines
• Handling contracts, disclosures and closing requirements

According to the National Association of REALTORS®, only 5% of recent home sales were completed as For Sale By Owner, while 91% of sellers worked with a real-estate agent.

A professional agent doesn’t simply list your property. The right agent protects your interests, manages the transaction and helps you avoid expensive mistakes.

Considering selling your South Florida property? Let’s discuss its current market value and the right strategy before you make a decision.

ILONA NESTEROVA PA
CORE REALTY
📞 786-469-9235
🌐 www.ilonamiami.com)

09/02/2026

08/26/2026

Buying your first home can feel overwhelming—but you don’t need to understand everything before you begin.

You need a clear plan.

Before searching for homes, first-time buyers should understand:

• How much they can realistically afford
• The difference between prequalification and preapproval
• Down payment and closing-cost requirements
• Available first-time buyer assistance programs
• Which monthly expenses go beyond the mortgage
• What happens during inspections and appraisals
• How to make a competitive offer without taking unnecessary risks
• What to expect from contract to closing

The biggest mistake is waiting until you feel “completely ready.” A conversation with the right professionals can show you what is possible now—and what steps you need to take next.

Planning to buy your first home in Miami, Fort Lauderdale or South Florida?

Comment FIRST HOME, and I’ll send you my First-Time Home Buyer Guidebook.

ILONA NESTEROVA PA
Core Realty Associates, Inc.
786-469-9235

www.ilonamiami.com

08/26/2026

Thinking about selling your home without a real estate agent?

Only 5% of homes sold For Sale By Owner, while 91% of sellers used a real estate professional, according to the National Association of REALTORS® 2025 Profile of Home Buyers and Sellers.

Why? Selling a home requires much more than posting photos online.

A professional agent helps you:

• Price the property using current market data
• Prepare and position it for the right buyers
• Create professional marketing and maximum exposure
• Coordinate showings and screen buyer qualifications
• Negotiate price, terms, inspections and appraisal issues
• Manage disclosures, deadlines and closing requirements

You can sell a home yourself—but the real question is whether you will protect your time, reduce your risk and achieve the strongest possible result.

Thinking about selling in Miami, Fort Lauderdale or South Florida?

Comment or DM "SELL", and I’ll send you my checklist on how to prepare your home for sale.

ILONA NESTEROVA PA
Core Realty Associates, Inc.
786-469-9235

www.ilonamiami.com

08/25/2026

July-August Sunny Isles Beach Market Updates

08/25/2026

Seller's Pre-list to DO Checklist