August 2021 Trends Report-South Florida Real Estate Market

MARKET REPORT AUGUST 2021

TRENDS Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

TODAY’S REAL ESTATE ALONG FLORIDA’S EAST COAST

www.AgentBoca.com

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TRENDS: TODAY’S REAL ESTATE ALONG FLORIDA’S EAST COAST I am proud to share the August 2021 issue of TRENDS, our monthly market report. Our goal is to provide high-quality and easy-to-use information to guide our clients with a strategic perspective to real estate.

This has been a landmark year for real estate, when we benefited from increased interests in our markets. At ONE, we have helped our sales associates harness this dynamic environment, while strengthening the foundation for each agent’s long-term business growth. A key part of that is opening doors to referral opportunities among the 24,000 sales associates affiliated with the Sotheby’s International Realty brand, in Florida and around the world.

Our agent’s growth and success led us to welcoming boutique real estate brokerage Harding Realty to our company. This significant step solidifies our presence in the Surfside/Bal Harbour markets and surrounding areas. It also means the company’s iconic office on 9588 Harding Avenue, Surfside, will now be one of our 21 ONE Sotheby’s International Realty offices.

Harding Realty has been a market leader for over four decades, and we are thrilled to welcome their team to our family. We look forward to adding value to our clients through our unmatched network of top-level professionals across town and around the world. It’s all about connectivity to the best in the business.

ABOUT TRENDS:

Enjoy the report and come visit us at our new office in Surfside!

ONE Sotheby’s International Realty presents the only market report

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focused on Florida’s East Coast.

From Miami to Cocoa Beach, data is

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presented from a macro perspective

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down to city level.

Data is sourced from local Multiple Listing Service (MLS) organizations.

Written analysis created in partnership with the Rosen Consulting Group, a nationally recognized consulting firm and trusted advisor to top public and private real estate operators and capital providers.

2 Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

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Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

TABLE OF CONTENTS

INTRODUCTION: THE REAL ESTATE MARKET ALONG FLORIDA’S EAST COAST

MIAMI - DADE COUNTY SINGLE- FAMILY HOMES MIAMI - DADE COUNTY CONDOMINIUMS

BROWARD COUNTY SINGLE- FAMILY HOMES BROWARD COUNTY CONDOMINIUMS

PALM BEACH COUNTY SINGLE- FAMILY HOMES PALM BEACH COUNTY CONDOMINIUMS

MARTIN COUNTY SINGLE- FAMILY HOMES MARTIN COUNTY CONDOMINIUMS

INDIAN RIVER COUNTY SINGLE- FAMILY HOMES INDIAN RIVER COUNTY CONDOMINIUMS

BREVARD COUNTY SINGLE- FAMILY HOMES BREVARD COUNTY CONDOMINIUMS

06 10 12 14 16 18 20 22 24 26 28 30 32 3

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© 2021 ONE Sotheby’s International Realty. All rights reserved. Sotheby’s International Realty® and the Sotheby’s International Realty Logo are service marks licensed to Sotheby’s International Realty Affiliates LLC and used with permission. ONE Sotheby’s International Realty fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Each franchise is independently owned and operated. Any services or products provided by independently owned and operated franchisees are not provided by, affiliated with or related to Sotheby’s International Realty Affiliates LLC nor any of its affiliated companies. The information contained herein is deemed accurate but not guaranteed. Oral representations cannot be relied upon as correctly stating the representations of the developer. For correct representations, reference should be made to the documents required by section 718.503, Florida Statutes, to be furnished by a developer to a buyer or lessee. Pricing subject to change without notice.

THE REAL ESTATE MARKET ALONG FLORIDA’S EAST COAST

ECONOMIC GROWTH, DESPITE CONCERNS OVER DELTA VARIANT As the summer selling season progressed, the strong housing market prompted additional sellers to come off of the sidelines and list homes for sale. The regional economy continued to expand; however, the rise of the delta variant may prove to be a strong headwind to the recovery. Nonetheless, the unemployment rate fell modestly to 5.1% and thus far in 2021 nearly 128,000 jobs were added throughout the Florida East Coast. As

AUG 2021

tourism volume recovers and cruise ship sailings return, bringing more domestic and international tourists, the economy should expand at a faster pace.

Though sales slowed somewhat from the last few months, buyer demand remained elevated throughout much of the region. Sales of condos and single-family homes totaled nearly 11,600 in July, a decrease of roughly 13% from the prior month. Despite the slowdown, the monthly total was more than any single month during 2016 to 2020. After the robust recovery during the spring, condo sales slowed more in July than

AVERAGE SALES PRICE BY COUNTY FLORIDA’S EAST COAST

JUL 2020

JUL 2021

JUL 2020

SINGLE-FAMILY HOMES

JUL 2021

CONDOMINIUMS

6 Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

single-family home sales. Additionally, sales less than

Strong sales enticed more homeowners to list

$1 million and more than $5 million held up relatively

More existing homeowners sought to capitalize on

well while the largest slowdowns were in the $1 million

home equity gains and listed homes for sale. In July,

to $3 million and $3 million to $5 million price ranges.

22,545 condos and single-family homes were available,

With some potential buyers priced out of the market by

the first month in 2021 where supply increased. The

the recent price increases and others discouraged after

number of single-family homes available increased by

getting outbid for homes during the last few months, it

nearly 9% while condos increased by 1%. While the

is no surprise that sales slowed heading into the end of

price of listed condos increased, the median price per

summer.

square foot for single-family homes decreased for the second consecutive month, potentially indicating a

A NEW RECORD IN SINGLE-FAMILY HOME PRICES For the second-consecutive month, the median singlefamily home price reached a record high. In July, the median price increased by slightly more than 1% to $475,000. The median price per square foot increased to more than $248, and is rapidly approaching the $250 per square foot threshold. The median condo price was stable in July, matching the record price of June. Since the end of 2020, the median single-family home price increased by 16% while the median condo price increased by 13%. Through just seven months of the year, both

pricing inflection point soon as sales close.

Reflecting the strong buyer demand and limited inventory, more than 28% of all sales closed for more than the list price. The bulk of sales over the asking price was in the single-family segment, where nearly 39% of sales were finalized for more than the seller’s list price. Furthermore, the average time on market continued to decrease. The average time on market for single-family homes fell by 13% from June while the average days on market for condos decreased by more than 3%. If the decrease in sales was indicative of dwindling demand, these indicators would have likely slowed as well.

segments are on track to exceed the 2020 price growth.

MEDIAN SALES PRICE FLORIDA’S EAST COAST

$475,000 +1%

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THE REAL ESTATE MARKET ALONG FLORIDA’S EAST COAST

AUG 2021

CONTINUED GROWTH EXPECTED, DESPITE SURGE IN COVID-19 CASES Homebuyer demand should continue at an elevated rate,

drove the market during the past few months may

driven by the strengthening economy, return of normal

become more in balance, leading to more modest

migration patterns and low mortgage rates. The surge in

gains throughout the market. Risks aside, the most

COVID-19 infections could derail the housing market recovery,

likely trajectory for the Florida East Coast housing

particularly if migration patterns are disrupted similar to

market is a continuation of the current pace which

2020. If this occurs, the high ratio of buyers to sellers that

will lead to record breaking pricing and sales totals.

AVAILABLE INVENTORY FLORIDA’S EAST COAST

↓

SINGLE- FAMILY HOMES AND CONDOMINIUMS

Jun 2021

Jul 2021

↓

May 2021

↓ 20% 9%

6%

↓12%

↓

↓

8 Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

2%

2%

SOLD ABOVE LISTED PRICE FLORIDA’S EAST COAST

JUL 2020

JUL 2020

JUL 2021

ABOVE LISTING PRICE

SINGLE-FAMILY HOMES

JUL 2021

AT LISTING PRICE OR LOWER

CONDOMINIUMS

LISTING/SALES BY COUNTY FLORIDA’S EAST COAST FOR SALE

MEDIAN SALES PRICE

CHANGE FROM PRIOR MONTH

JUL 21

AVG SALES PRICE

JUL 21

YOY% CHANGE

JUL 21

PRICE PER SF

CLOSED TRANSACTIONS

YOY% CHANGE

JUL 21

YOY% CHANGE

JUL 21

HIGHEST SALES

YOY% CHANGE

JUL 21

MIAMI DADE COUNTY SINGLE FAMILY HOMES

2,807

5%

$515,000

25%

$1,001,439

50%

$370

29%

1,320

-6%

$35,000,000

CONDOS

8,275

1%

$340,000

31%

$584,780

42%

$401

41%

2,092

68%

$16,600,000

BREVARD COUNTY SINGLE FAMILY HOMES

815

20%

$328,063

22%

$392,670

22%

$195

20%

973

-16%

$2,900,000

CONDOS

279

20%

$225,000

15%

$310,977

12%

$226

20%

181

-21%

$1,975,000

2,118

7%

$499,750

25%

$679,860

34%

$291

24%

1,588

-10%

$14,100,000

3,528

-1%

$212,500

10%

$291,897

15%

$214

18%

1,865

37%

$5,211,250

BROWARD COUNTY SINGLE FAMILY HOMES CONDOS INDIAN RIVER COUNTY SINGLE FAMILY HOMES

330

15%

$342,500

31%

$567,389

18%

$240

29%

294

-11%

$22,000,000

CONDOS

108

-4%

$242,500

18%

$330,745

26%

$210

21%

106

9%

$1,550,000

MARTIN COUNTY SINGLE FAMILY HOMES

115

-12%

$522,450

24%

$719,884

29%

$271

22%

108

-28%

$4,222,222

CONDOS

46

-12%

$202,500

13%

$287,315

36%

$202

19%

64

14%

$1,825,000

SINGLE FAMILY HOMES

2,102

12%

$530,000

26%

$879,536

15%

$310

23%

1,537

-17%

$28,500,000

CONDOS

2,022

0%

$225,000

16%

$357,338

20%

$198

20%

1,464

8%

$5,800,000

8,287

9%

$475,000

24%

$752,576

30%

$294

25%

5,820

-13%

$35,000,000

14,258

1%

$265,000

22%

$415,909

33%

$278

35%

5,772

33%

$16,600,000

PALM BEACH COUNTY

FLORIDA'S EAST COAST SINGLE FAMILY HOMES CONDOS

Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

9

AUG 2021

SINGL E-FAM ILY H O M ES

MIAMI-DADE COUNTY

MEDIAN PRICE INCREASES AS SALES SLOW Following a strong June, sales volume decreased by 10% in July. Despite fewer sales, the median price returned to million-dollar territory. Sales at the upper end of the pricing spectrum increased in July, pulling the median price higher as well. The number of homes sold for more than $3 million increased by 17% from last month.

AVERAGE SALES PRICE

DAYS ON MARKET

10 Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

S I N G LE- FA M I LY H O M ES

SALES BY NEIGHBORHOOD

AVG SALES PRICE

PRICE PER SF

CLOSED TRANSACTIONS

DAYS ON MARKET

-

AVG SALES PRICE

SOLD ABOVE LISTED PRICE

JUL 2020

ABOVE LISTING PRICE

PRICE PER SF

CLOSED TRANSACTIONS

DAYS ON MARKET

AVAILABLE LISTINGS

JUL 2021

↓

PRICE RANGE

5%

AT LISTING PRICE OR LOWER

11

AUG 2021

COND OM IN IU M S

MIAMI-DADE COUNTY

MEDIAN PRICE UNCHANGED, DEMAND PERSISTS While the median condo price was unchanged from June, the price has increased 24% since the end of 2020. Equity gains have brought some condo owners off of the sidelines to list units for sale, and inventory increased modestly in July.

Closed sales volume remained greater than 2,000 units for the fifth consecutive month.

AVERAGE SALES PRICE

DAYS ON MARKET

12 Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

CO N D O M I N I UM S

SALES BY NEIGHBORHOOD AVG SALES PRICE

PRICE PER SF

CLOSED TRANSACTIONS

DAYS ON MARKET

-

AVG SALES PRICE

SOLD ABOVE LISTED PRICE

JUL 2020

ABOVE LISTING PRICE

PRICE PER SF

CLOSED TRANSACTIONS

DAYS ON MARKET

AVAILABLE LISTINGS

JUL 2021

↓

PRICE RANGE

1%

AT LISTING PRICE OR LOWER

13 Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

AUG 2021

SINGL E-FAM ILY H O M ES

BROWARD COUNTY

BUYER DEMAND REMAINS STRONG FOR UNITS PRICED LESS THAN $1 MILLION Closed sales for units priced less than $1 million remained on par with last month even as volume of higher priced condos slowed in July. The share of units sold for more than the list price was the highest in the region at more than 44%.

AVERAGE SALES PRICE

DAYS ON MARKET

14 Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

S I N G LE- FA M I LY H O M ES

SALES BY NEIGHBORHOOD AVG SALES PRICE

AVG SALES PRICE

SOLD ABOVE LISTED PRICE

JUL 2020

ABOVE LISTING PRICE

PRICE PER SF

CLOSED TRANSACTIONS

CLOSED TRANSACTIONS

DAYS ON MARKET

DAYS ON MARKET

AVAILABLE LISTINGS

JUL 2021

↓

PRICE RANGE

PRICE PER SF

7%

AT LISTING PRICE OR LOWER

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AUG 2021

COND OM IN IU M S

BROWARD COUNTY

MEDIAN PRICE FALTERS IN JULY The median condo price fell by 4.5% in July, the largest decline in the region. The drop in price is not necessarily indicative of a trend as the last few months produced volatile pricing data.

AVERAGE SALES PRICE

16

DAYS ON MARKET

Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

CO N D O M I N I UM S

SALES BY NEIGHBORHOOD AVG SALES PRICE

PRICE RANGE

AVG SALES PRICE

SOLD ABOVE LISTED PRICE

JUL 2020

PRICE PER SF

CLOSED TRANSACTIONS

PRICE PER SF

CLOSED TRANSACTIONS

DAYS ON MARKET

DAYS ON MARKET

AVAILABLE LISTINGS

JUL 2021 ↓1%

ABOVE LISTING PRICE

AT LISTING PRICE OR LOWER

17 Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

AUG 2021

SINGL E-FAM ILY H O M ES

PALM BEACH COUNTY

DEALS CLOSING FASTER Elevated buyer demand persisted and helped bring the average days on market of listings down by 23% in July. In July, the average number of days on market fell by more than half for homes priced greater than $3 million.

AVERAGE SALES PRICE

18

DAYS ON MARKET

Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

S I N G LE- FA M I LY H O M ES

SALES BY NEIGHBORHOOD AVG SALES PRICE

AVG SALES PRICE

PRICE PER SF

SOLD ABOVE LISTED PRICE

JUL 2020

ABOVE LISTING PRICE

CLOSED TRANSACTIONS

CLOSED TRANSACTIONS

DAYS ON MARKET

DAYS ON MARKET

AVAILABLE LISTINGS

JUL 2021

↓

PRICE RANGE

PRICE PER SF

12%

AT LISTING PRICE OR LOWER

Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

19

AUG 2021

COND OM IN IU M S

PALM BEACH COUNTY

PACE OF SALES SLOWS Following several months of elevated sales activity, closed transactions slowed in July. The number of condo units sold fell by 20% yet sales totals remained higher than any month in 2020. The average time on market for units priced higher than $3 million increased while time on market decreased for condos priced less than $3 million.

AVERAGE SALES PRICE

DAYS ON MARKET

20 Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

CO N D O M I N I UM S

SALES BY NEIGHBORHOOD AVG SALES PRICE

PRICE RANGE

AVG SALES PRICE

SOLD ABOVE LISTED PRICE

JUL 2020

PRICE PER SF

PRICE PER SF

CLOSED TRANSACTIONS

CLOSED TRANSACTIONS

DAYS ON MARKET

DAYS ON MARKET

AVAILABLE LISTINGS

JUL 2021 ↓1%

ABOVE LISTING PRICE

AT LISTING PRICE OR LOWER

Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

21

AUG 2021

SINGL E-FAM ILY H O M ES

MARTIN COUNTY

MARTIN COUNTY LEADS PRICE GROWTH The median price increased by 4.5% in July, the largest increase along Florida’s East Coast. Recent price gains have now brought the median price to the third highest in the region and the county is closing in on retaking the top spot for most expensive single-family market.

AVERAGE SALES PRICE

22

DAYS ON MARKET

Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

S I N G LE- FA M I LY H O M ES

SALES BY NEIGHBORHOOD AVG SALES PRICE

PRICE RANGE

AVG SALES PRICE

SOLD ABOVE LISTED PRICE

JUL 2020

ABOVE LISTING PRICE

PRICE PER SF

CLOSED TRANSACTIONS

DAYS ON MARKET

PRICE PER SF

CLOSED TRANSACTIONS

DAYS ON MARKET

AVAILABLE LISTINGS

JUL 2021

↓ 12%

AT LISTING PRICE OR LOWER

Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

23

AUG 2021

COND OM IN IU M S

MARTIN COUNTY

DECLINE IN PRICE DUE TO SALES MIX The median price continued to fall, and by July was 15% lower than the end of 2020. While usually this would be cause for concern of a market turning point, the median price per square foot increased during the same period. The increase in the price per square foot indicates that smaller condos are selling in recent months, leading to a lower median price.

AVERAGE SALES PRICE

24

DAYS ON MARKET

Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

CO N D O M I N I UM S

SALES BY NEIGHBORHOOD AVG SALES PRICE

PRICE RANGE

PRICE PER SF

AVG SALES PRICE

SOLD ABOVE LISTED PRICE

JUL 2020

PRICE PER SF

CLOSED TRANSACTIONS

CLOSED TRANSACTIONS

DAYS ON MARKET

DAYS ON MARKET

AVAILABLE LISTINGS

JUL 2021 ↓11%

ABOVE LISTING PRICE

AT LISTING PRICE OR LOWER

Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

25

AUG 2021

SINGL E-FAM ILY H O M ES

INDIAN RIVER COUNTY

DAYS ON MARKET DROPS The average days on market dropped 19% to 65 days in July, the largest monthly decrease. Further highlighting the strong buyer demand, at the current pace of sales, inventory would be absorbed in slightly more than a month.

AVERAGE SALES PRICE

26

DAYS ON MARKET

Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

S I N G LE- FA M I LY H O M ES

SALES BY NEIGHBORHOOD AVG SALES PRICE

AVG SALES PRICE

SOLD ABOVE LISTED PRICE

JUL 2020

ABOVE LISTING PRICE

PRICE PER SF

CLOSED TRANSACTIONS

DAYS ON MARKET

CLOSED TRANSACTIONS

DAYS ON MARKET

AVAILABLE LISTINGS

JUL 2021

↓

PRICE RANGE

PRICE PER SF

15%

AT LISTING PRICE OR LOWER

Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

27

COND OM IN IU M S

AUG 2021

INDIAN RIVER COUNTY

SALES VOLUME SLOWS Condo sales fell by 30%, the largest decline in the region. Sales of condos greater than $1 million slowed substantially during the past two months and the bulk of buyer activity is concentrated on the less than $1 million price range.

AVERAGE SALES PRICE

DAYS ON MARKET

28 Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

CO N D O M I N I UM S

SALES BY NEIGHBORHOOD AVG SALES PRICE

PRICE RANGE

PRICE PER SF

AVG SALES PRICE

PRICE PER SF

SOLD ABOVE LISTED PRICE

JUL 2020

ABOVE LISTING PRICE

CLOSED TRANSACTIONS

CLOSED TRANSACTIONS

DAYS ON MARKET

DAYS ON MARKET

AVAILABLE LISTINGS

JUL 2021

↓4%

AT LISTING PRICE OR LOWER

29 Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

AUG 2021

SINGL E-FAM ILY H O M ES

BREVARD COUNTY

MOST COMPETITIVE SINGLE-FAMILY MARKET IN THE REGION The average days on market plummeted by 13% in July to roughly 13 days. This was the shortest time on market in the entire region. With intense competition for homes, the share of homes sold above the list price was the second-highest in the region.

AVERAGE SALES PRICE

30

DAYS ON MARKET

S I N G LE- FA M I LY H O M ES

SALES BY NEIGHBORHOOD AVG SALES PRICE

AVG SALES PRICE

ABOVE LISTING PRICE

CLOSED TRANSACTIONS

DAYS ON MARKET

DAYS ON MARKET

AVAILABLE LISTINGS

SOLD ABOVE LISTED PRICE

JUL 2020

PRICE PER SF

CLOSED TRANSACTIONS

JUL 2021

↓

PRICE RANGE

PRICE PER SF

20%

AT LISTING PRICE OR LOWER

31

COND OM IN IU M S

AUG 2021

BREVARD COUNTY

LARGEST DROP IN DAYS ON MARKET IN REGION For-sale inventory increased slightly in July, but not nearly enough to overwhelm buyer demand. The average days on market for closed sales fell by 64% from the end of 2020 to 19 days, the largest decrease among the condo segments in the region.

AVERAGE SALES PRICE

32

DAYS ON MARKET

CO N D O M I N I UM S

SALES BY NEIGHBORHOOD AVG SALES PRICE

AVG SALES PRICE

SOLD ABOVE LISTED PRICE

JUL 2020

ABOVE LISTING PRICE

PRICE PER SF

CLOSED TRANSACTIONS

CLOSED TRANSACTIONS

DAYS ON MARKET

DAYS ON MARKET

AVAILABLE LISTINGS

JUL 2021

↓

PRICE RANGE

PRICE PER SF

20%

AT LISTING PRICE OR LOWER

33

OW NERSHIP HAS ITS PRIVILEGES. PRICES STA RTING FROM $705K One, Two, and Three Bedroom Units Available

Nassau, The Bahamas

curatedcollection@onesothebysrealty.com 786-814-1108 | ResidencesAtBahamar.com

© 2021 ONE Sotheby’s International Realty. All rights reserved. Sotheby’s International Realty® and the Sotheby’s International Realty Logo are service marks licensed to Sotheby’s International Realty Affiliates LLC and used with permission. ONE Sotheby’s International Realty fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Each franchise is independently owned and operated. Any services or products provided by independently owned and operated franchisees are not provided by, affiliated with or related to Sotheby’s International Realty Affiliates LLC nor any of its affiliated companies. The information contained herein is deemed accurate but not guaranteed. Oral representations cannot be relied upon as correctly stating the representations of the developer. For correct representations, reference should be made to the documents required by section 718.503, Florida Statutes, to be furnished by a developer to a buyer or lessee. Pricing subject to change without notice.

For unmatched real estate expertise

Jennifer Susanne Sommers, Jen@AgentBoca.com, 561.888.3115

© 2021 ONE Sotheby’s International Realty. All rights reserved. Sotheby’s International Realty® and the Sotheby’s International Realty Logo are service marks licensed to Sotheby’s International Realty Affiliates LLC and used with permission. ONE Sotheby’s International Realty fully supports the principles of the Fair Housing Act and the Equal Opportunity Act. Each franchise is independently owned and operated. Any services or products provided by independently owned and operated franchisees are not provided by, affiliated with or related to Sotheby’s International Realty Affiliates LLC nor any of its affiliated companies. The information contained herein is deemed accurate but not guaranteed.

35