FEBRUARY 2016
Fort Lauderdale Edition
New Construction Arts & Culture Fort Lauderdale 2020
AN IN-DEPTH ANALYSIS OF SOUTH FLORIDA’S NEW CONDOMINIUM MARKET
TM
Principals | Craig Studnicky & Philip Spiegelman President | Michael Ambrosio Vice President | Sergio Pintos EDITORIAL Chief Marketing Officer | Veronica Escobedo Communications Director | Kattie Maldonado Marketing Coordinator | Melissa Tello RESEARCH Director of Market Research | Athena Rossano Market Research Coordinator | Daniella Aragon DESIGN Creative Director | Edward Trelles Graphic Designer | Andres Penalver ISG TEAM CONTRIBUTORS Liliana Gomez, Alex Vidal, Andres Valdivieso, Raquel Kaufman, Amanda Manteiga, Patricia Restrepo, Marly Jaramillo, Rowena Luna
FEATURED STORY
NEW CONSTRUCTION
REDEVELOPMENT MAP
SUMMARY
OVERVIEW
CULTURAL & ECONOMIC GROWTH
POINTS OF INTEREST
TRANSPORTATION
LANDSCAPE OF THE FUTURE
FORT LAUDERDALE 2020
4 6 8 11 12 14 16 24 30 32
FORT LAUDERDALE
THE NEW REAL ESTATE FRONTIER
The city of Fort Lauderdale is allocating over $78 million in redeveloping Fort Lauderdale Beach with an additional ~ $1.5 billion going to new construction projects. In a quote from the Sun Sentinel, Matt Allen, chief operating officer of The Related Group of Miami, said the new construction should prompt a “complete revitalization” of Fort Lauderdale Beach.
$78MIL
IN REDEVELOPING FORT LAUDERDALE BEACH
Photo Credit: Paul Morris Photography
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$1.5BIL
IN NEW CONSTRUCTION PROJECTS ON FORT LAUDERDALE BEACH
“About $1.5 billion in residential and hotel developments are under way in the Fort Lauderdale area.” , December 2015
“Fort Lauderdale is undergoing a vast makeover. A string of new luxury hotels and residential buildings along the beach promenade are attracting a mix of well-heeled U.S. tourists, foreign condo buyers and visiting families from all over.” , December 2015
“Fort Lauderdale has long lurked in Miami’s shadow. But lately, developers say, Broward County is looking like a bargain to [individuals] priced out of Miami, and it’s poised to steal some of the Magic City’s thunder.” , December 2015
“Adding to the appeal of the new Broward-developments are prices per-square-foot that are often half or less of what similar condominiums have been fetching in Miami Beach, Sunny Isles, Bal Harbour and other coastal communities in Miami-Dade County.” , December 2015
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NEW CONSTRUCTION
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FORT LAUDERDALE IS THE NEXT MIAMI BEACH Fort Lauderdale Beach is getting a $1.5 Billion towards redevelopment
AUBERGE
$1.5 BIL TOTAL VALUE OF NEW CONSTRUCTION
THE WAVE
COMING SOON COMING SOON NEW CONSTRUCTION YEARLY VALUE COMPARISON
$1.5 BILLION
2016 2012
8
$0
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THE RESIDENCES AT W FORT LAUDERDALE
PARAMOUNT GALE
THE OCEAN FOUR SEASON
32ONE AC HOTEL MARRIOTT ON THE BEACH
FORT LAUDERDALE Total New Construction Condo Units available for sale since Jan. 2012 Developer Units Unsold
Developer Units Sold
32One 1800 Las Olas Adagio On The Bay AquaBlu Fort Lauderdale
FORT LAUDERDALE
100% SOLD
4 Total Units
100% SOLD
12 Total Units
54% Sold
35 Total Units
AquaLuna Las Olas
80% SOLD
16 Total Units
AquaMar Las Olas
50% SOLD
20 Total Units
AquaVita Las Olas
100% SOLD
Auberge North Tower
22 Total Units
90% SOLD
Auberge South Tower
57 Total Units
10% SOLD
114 Total Units
BellaVita Las Olas
COMING SOON
16 Total Units
*Four Seasons Private Residences
11% SOLD
42 Total Units
*Gale Hotel & Residences
56% SOLD
128 Total Units
Paramount Fort Lauderdale
70% SOLD
95 Total Units
Riva
60% SOLD
100 Total Units
The Wave *Hotel not Included
10
23 Total Units
17% SOLD
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33% SOLD
18 Total Units
NEW CONSTRUCTION SUMMARY
Project units total
Developer Units Sold
Developer Units Unsold
356
51% SOLD AS OF JANUARY 2016
702 TOTAL
346 UNSOLD
702 Units total / 356 Units Sold / 346 Unsold
AVG. ABSORPTION: 210 UNITS ANNUALLY OVER THE LAST 5 YEARS
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A1A
EAST FORT LAUDERDALE OCEANFRONT CONDOMINIUM OVERVIEW MLS RESALES PRE-CONSTRUCTION NEW DEVELOPMENTS A1A
AUBERGE - North Tower $3,569,000 | $1,100 psf | 6 Active Listings / 57 Total Units* *51 Converting to Contract - Under Construction
AUBERGE - South Tower $3,000,000 | $1,100 psf | 103 Active Listings / 114 Total Units* *11 Converting to Contract - Under Construction
PARAMOUNT $2,380,000 | $850 psf | 29 Active Listings / 95 Total Units* *66 Under Contract - Under Construction
THE WAVE $970,000 | $510 psf | 12 Active Listings / 18 Total Units* *6 Under Reservation
THE OCEAN (formally The Conrad) $890,000 | $900* psf (furnished) | 242 Active Listings / 291 Total Units*
836
**49 Under Reservation/Contract - Renovations near Completion - Summer 2016
A1A
FOUR SEASONS PRIVATE RESIDENCES $3,500,000 | $1,500 psf | 40 Active Listings / 37 Total Units Groundbreaking Q2 - 2016, *5 Under Reservation
THE RESIDENCES AT W FORT LAUDERDALE $1,100,000 | $850 psf | Fully Finished & Furnished 134 Active Listings / 171 Total Units *Redesign Complete Q4 - 2016
GALE HOTEL & RESIDENCES - 47 out of 128 Total Units $660,000 | $550 psf | 57 Active Listings / 128 Total Units* *71 Under Reservation - Groundbreaking Q1 2016
32ONE $3,200,000 | $800 psf | 21 Active Listings / 23 Total Units* *4 Under Reservation - Construction begin Q2 - 2016
A1A
E LAS OLAS BLVD
THE RITZ-CARLTON $2,688,333 | $1,329 psf | 9 Active Listings / 28 Total Units *Redesign Complete (TBD)
Sources: Miami-Dade & Broward County Property Appraiser and Multiple Listing Service (MLS) Based off of current buildings on the market for sale 12
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FORT LAUDERDALE AND MIAMI BEACH HISTORICAL CONDO PRICING FOR OCEANFRONT CONDOS BUILT SINCE 1990
$2,500 $2,250
Fort Lauderdale Price PSF
Miami Beach Price PSF
$2,000 $1,750 $1,500 $1,250 $1,000 $750
25% DIFFERENCE IN PSF
26% 27
%
DIFFERENCE IN PSF
28
%
29
%
DIFFERENCE IN PSF
261% DIFFERENCE IN PSF
DIFFERENCE IN PSF
DIFFERENCE IN PSF
$500 $250 0
1990
1995
2000
2005
2010
2015
Source: Miami Dade and Broward County Tax Records, Multiple Listing Service (MLS) and On-site Sales Offices for New Construction
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CULTURAL & ECONOMIC GROWTH
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22 30
N FEDERAL HWY
27 35
NE 13TH ST
NE 15TH AVE
N VICTO RIA PARK RD
E SUNRI SE BLVD
NE 15TH AVE
NE 14TH AVE
1
N E 2 0 T H AV E
AG
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O
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N FEDER AL HWY.
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AV E
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NE 4TH AVE
N ANDR EWS AVE
20
1
NE 6TH ST
16
NE 3RD AVE 1
NE 2ND ST
E BROWA RD BLVD
W BROWA RD BLVD
SE 8TH AVE
10 SW 2ND ST
SE 2ND ST 9
7 3
37 11
28
1
16
17
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SE 2ND CT
E LAS OLAS BLVD
N RI O V I S TA B LV D
13
SW 9TH ST 15
2
SE 4TH ST
S. FEDER AL HWY.
SE 3RD AVE
S ANDR EWS AVE
S W 4 T H AV E
SW 7TH ST
NE 14TH AVE
N W F L A G L E R AV E
NW 7TH AVE
29
4 26
SE 7TH ST
SE 9TH ST
SR
IS IO V
B LV TA
D 23
25
LOCAL HOTSPOTS
RI
B AY V I E W D R
MIDDLE
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VE
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SHOPPING 1. Galleria Mall 2. The Shops on Las Olas 3. Las Olas Riverfront 4. Aventura Mall 5. Sawgrass Mills Mall
DR
18
1
N E 2 6 AV E
E SUNR ISE BLVD 8
ATLA NTIC BLVD
R E DR
BREAKERS AVE
HO
RD R
N BIRCH RD
R IVE
6
BA YS
DLE
I N T R A C O A ST A L
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ID
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NE 9 TH S T NE 8T H ST
33
RIOMAR ST 19 31
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BAY SHO RE DR
ARTS & CULTURE 6. Bonnet House Museum & Gardens 7. Broward Center for the Performing Arts 8. Fort Lauderdale Children’s Theatre 9. Museum of Art Fort Lauderdale 10. Museum of Discovery & Science 11. Stranahan House Museum 12. International Boat Show 13. Cinema Paradiso 14. International Swimming Hall of Fame 15. Hard Rock Live 16. FATVillage SPORTS & RECREATION 17. Dolphin Stadium 18. Hugh Taylor Birch State Park 19. Bliss Spa 20. BB&T Center 21. Coral Ridge Country Club 22. Sunrise Paddle Boards MARINA/SAILING 23. Lauderdale Yacht Club 24. Bahia Mar Marina
EEZE
FT LAU DE
SEABR
32
R D A L E B E A C H B LV D
B LV D
E L A S O L A S B LV D
12
14
SEABR
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TRAVEL 25. Port Everglades/Cruise Port 26. Fort Lauderdale-Hollywood International Airport 27. Fort Lauderdale Executive Airport 28. Water Taxi NECESSITIES 29. The Fresh Market 30. Whole Foods HOTELS 31. W Fort Lauderdale Hotel 32. Ritz Carlton 33. Atlantic Hotel 34. Hilton Hotel
EEZE
B LV D
EDUCATION 35. Pine Crest Private School 36. Nova Southeastern University 37. Florida Atlantic University Fort Lauderdale Campus ISG MIAMI REPORT - FORT LAUDERDALE
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SHOPPING Shopping in Fort Lauderdale is at its peak with all-inclusive shopping centers positioned across the city. Can’t decide between an indoor or outdoor mall? In Fort Lauderdale you won’t have to. EXPANSION
The owner of Galleria Mall, one of the most upscale malls in Ft. Lauderdale, is proposing a billion-dollar redevelopment plan calling for seven mixed-use towers to rise around the establishment.
• 105,796 square feet - office space • 51,345 square feet - retail • 13,200 square feet - restaurant • 4,000 square feet financial institutions Source: SunSentinel.com
The shops on Las Olas Blvd. are found on a mile stretch of cool sub-tropical breezeways and courtyards alive with bars, restaurants, nightclubs and art galleries. • Over 30 al fresco dining options
• 10 major international art galleries • World-class museums • Charming historic hotel • 65 shops filled with fashion, accessories, gifts, and more • Luxury home rentals and Yacht Charters
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FORT LAUDERDALE: VENICE OF THE AMERICAS 300-plus miles of Intracoastal Waterway and navigable inland canals make Greater Fort Lauderdale the yachting capital of the world and the “Venice of America.” Source: Greater Fort Lauderdale Alliance
YACHTING CAPITAL OF THE WORLD • 300+ miles of inland waterways • 50,000 registered yachts • Home to the two largest cruise ships in the world • Hosts largest boat show in the world (Fort Lauderdale International Boat Show) • 1,500 Mega Yachts visit Greater Fort Lauderdale annually Source: Huffingtonpost.com
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FORT LAUDERDALE: INTERNATIONAL BOAT SHOW In 2014, the Fort Lauderdale Boat show reported record-breaking attendance numbers since 2006. More than 1,000 exhibitors displayed nearly 1,500 boats and other marine products across more than 3 million square feet of exhibit space in a record seven locations at the Oct. 30-Nov. 3 show, long known as the world’s largest for boats in the water. Source: Sunsentinel.com
$4 BIL
WORTH OF BOATS AND MARINE PRODUCTS
EXHIBITS
1,400
1,500
900
1,000
Source: denisonyachtsales.com
130,000 VISITORS
500
13
103
0
1959
1976
1985
2014
Source: Showmanagement.com
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SPORTS & RECREATION The spirit of the outdoors is ingrained in Fort Lauderdale’s history and traditions. Whether you love to watch or play, Greater Fort Lauderdale is heaven for the sports lover.
“Steve (Ross) has made a commitment to ensuring that the stadium is going to be a best-in-class, global entertainment destination” Tom Garfinkel
Dolphin President and CEO
• $350 mil renovations • 3 to 5 Super Bowls in the next decade • The College Playoff National Championship • World Cup Quarterfinal - 2026 Source: MiamiHerald.com
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ISG MIAMI REPORT - FORT LAUDERDALE
Fort Lauderdale is home to premier golf courses such as The Diplomat Golf & Tennis Club, host to the All Star Golf Classic, founded and hosted by Jeff and Cindy Conine, and the Coral Ridge Country Club.
Hugh Taylor Birch State Park
preserves four distinct natural communities nestled between the Atlantic Ocean and the Intracoastal Waterway. This 180-acre estate is one of the city’s most distinctive features and is frequently compared to Central Park.
Global Rallycross 600-horsepower supercars raced through historic Route A1A across Fort Lauderdale’s spectacular beachfront. Red Bull Global Rallycross opened its 2015 season in the city last year, marking the first time in history that big-league auto racing comes to the streets of Fort Lauderdale.
• $5.3 mil* into local economy • 4,000* attended *Approximate ISG MIAMI REPORT - FORT LAUDERDALE
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ARTS & CULTURE Arts, entertainment and culture rejoice in the heart of Fort Lauderdale. The Broward Center for the Performing Arts is the destination of choice in South Florida for spectacular entertainment. Discover something new to love with dance, theater or opera performances to name a few.
• Ranked among the top ten most-visited theaters in the world • $50 million renovation Source: browardcenter.com
The Museum of Discovery and Science has contributed significantly to the revitalization of the arts and science district in downtown Fort Lauderdale.
• The Museum regularly serves over 400,000 visitors each year
NSU Art Museum Fort Lauderdale provides opportunities to access and learn from the highest levels of visual artistic expression throughout time and from around the world.
• Features the country’s largest collection of 19th and early 20th century paintings and drawings • Holds a collection of over 6,000 works of art
• The 300-seat theater is a showcase of state-of-the-art motion picture technology • Home to the BIGGEST screen in South Florida
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TRANS PORTATION
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FORT LAUDERDALE AIRPORT ECONOMIC IMPACT
ANNUAL PASSENGERS
With Fort Lauderdale’s current international and domestic passenger growth, came a $2.3 billion proposal to provide faster check-in times, decrease delays, and provide additional restaurant and retail options. This proposal, known as The FLL Airports Improvements and Renovations Program, will modernize terminals, add gates for international and domestic destination and make way for additional commercial tenants in efforts to enhance the passenger experience.
$2.3 Billion
2013
21M
2012
21M
19M
Complete
21M
22M
23M
24M
25M
30% 25%
West 2015 / East 2017
20%
Terminal Concourse A
$150MIL
Early 2017
15%
Terminal Renovation Program $300 Early 2017 for Terminals 1,2 & 3
10%
Terminal 1 & 2 Complete
5% 0%
Noise Mitigation Program
$175MIL
Ongoing
In-Progress Projects
$334MIL
Ongoing
Source: Capa - Centre for Aviation
20M
ANNUAL INTERNATIONAL PASSENGER GROWTH
$450MIL
$100
20M
2011
Terminal 4 Redevelopment and Expansion
In-Line Baggage System
22M
2014
Source: Fort Lauderdale - Hollywood International Airport
IN RENOVATIONS
South Runaway Expansion $791MIL
24M
2015
2011
2012
2013
2014
2015
Source: Capa - Centre for Aviation
Over 700 aircrafts, including 115 jets and 37 helicopters, make the Executive Airport their year-round home.
“ The Fort Lauderdale Executive Airport serves over 160,000 aircraft operations per year, one of the busiest General Aviation airports in the country.” Source: governmentjobs.com
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ISG MIAMI REPORT - FORT LAUDERDALE
Canada - 4,186
United Kingdom - 74 Germany - 41
Chicago - 2,434 New Jersey - 3,245
San Francisco - 811
Los Angeles - 1,352 Dallas - 2,524 Houston - 1,893
Norway - 98 New York - 8,384
Sweden - 74
Denmark - 103
Washington D.C. - 1,893 Atlanta - 6,220 Bahamas - 6,110
FORT LAUDERDALELE
Turks and Caicos - 43 Dominican Republic - 1,359 Jamaica - 2,205 Haiti 1,536 St. Maarten - 52 Guatemala - 256
Mexico - 1,343
El Salvador - 135 Honduras - 230 Nicaragua - 235 Costa Rica - 920 Panama - 404
Aruba - 52
Trinidad & Tobago - 730 Venezuela - 166 Colombia - 2,538
Ecuador - 492 Peru - 543 Brazil - 444
2015 YEARLY DIRECT FLIGHTS Fort Lauderdale International Airport
USA - 86,245* Latin America - 20,455 Canada - 4,186
Uruguay - 130 Argentina - 480
Europe - 390 Sources: Business Development Manager Broward County Aviation Department
*Not all US cities listed
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FORT LAUDERDALE - ALL ABOARD “ All Aboard Florida will bring new jobs, increased business opportunities and an enhanced quality of life to Fort Lauderdale. This project helps to further our ‘Fast Forward Fort Lauderdale’ plan for the future, which includes becoming a fully connected ‘City of Tomorrow’ that is anchored by alternative modes of transportation and allows for less reliance on vehicles,”
Orlando- Approx. 2.5 Hours
West Palm Beach - Approx. 35 Min.
- Fort Lauderdale Mayor John P. “Jack” Seiler.
FORT LAUDERDALE
ALL ABOARD FLORIDA FEATURES: • 60,000-square-foot station • Modern, multi-story lobby • Elevated passenger lounge area
Miami - 25 min.
ALL ABOARD FLORIDA IMPACT: • Connecting the Sun Trolley, transit system, future Wave Streetcar and planned Tri-Rail station • Set to create more than $333 million in economic impact for Broward County through 2021 and 800 jobs Source: allaboardflorida.com
$6 Billion
IN DIRECT ECONOMIC IMPACT TO FLORIDA’S ECONOMY OVER THE NEXT 8 YEARS
Downtown Ft. Lauderdale Station 28
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“ All Aboard Florida has officially begun construction to the Fort Lauderdale station... the station is expected to create about 800 construction jobs and have an economic impact of $333 million through 2021.” Source: South Florida Business Journal - 10/14
Over 10,000 Jobs ON AVERAGE PER YEAR THROUGH THE RAIL LINE CONSTRUCTION (FALL 2014-FALL 2015)
UP TO
3 Million
VEHICLES REMOVED FROM THE ROADS EACH YEAR
PORT EVERGLADES The Port of Everglades underwent a significant expansion in the last few months, resulting in the success of two major milestones. The port also created a 20-year Master/Vision Plan, which estimated that 5.6 million cruise passengers will use the Port annually by the year 2033.
MILESTONES SUCCESS 4 MIL Passengers
welcomed at the port for only the second time in history.
1 MIL Cargo Containers
Port Everglades broke the one million TEU mark ranking it as the 11th leading container port in the United States and the top port in Florida, serving more than 150 ports and 70 countries.
TOP 3 FACTS:
$733 Million GENERATED STATE AND LOCAL TAXES
Over 200K Jobs STATEWIDE & OVER 11,000 REGIONALLY
Source: Port Everglades Fiscal year 2014 Commerce Report
$153 Mil+ RECORD HIGH REVENUE
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LANDSCAPE OF THE FUTURE A NEW LOOK FOR FORT LAUDERDALE’S BEACHES The community redevelopment agency of Fort Lauderdale is allocating over $78 million dollars in redeveloping Fort Lauderdale Beach along with other popular resident and visitor attractions.
FEATURED REDEVELOPMENT THE LAS OLAS CORRIDOR AND STREETSCAPE PROGRAM:
Th e
A qu at
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The streets and sandy shores of Central Beach are in line to receive a stunning new look, from Almond Ave, to Sebastian Park, to the historical A1A.
PROPOSED PROJECT LIST: Las Olas Corridor Design
Las Olas Corridor Construction (1 Garage)
Beach Streetscape Design
Beach Streetscape Construction
Dc Alexander Park Conceptual Design
Aquatic Center Construction (Alternate Design)
Dc Alexander Park Final Design
Dc Alexander Park Construction
Las Olas Marina Access Dredge Design Grant Match
Las Olas Marina Expansion
Bahia Mar Dredge Access Design Grant Match
Sebastian Parking Expansion
Find Grant Reimbursement
Beach Playground Replacements
Las Olas Marina Expansion Enviro Study
Fort Lauderdale Beach Park Renovations
Wayfinding Signage
Las Olas Marina Dredge Construction Grant Match
Beach Improvements, South Beach Electrical
Bahia Mar Access Dredge Construction Grant Match
Improvements, Beach Wall Decorative Lighting 30
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Source: fortlauderdale.gov
Las Olas Marina Expansion: An expansion
of the current Aquatics Complex, which exemplifies Fort
to the marina with 106 mooring slips will
Lauderdale’s competitive swimming heritage. The new
provide 50 percent more space. Developers
proposed project would include two Olympic-sized pools,
estimate a total of $5.3 million in annual
a diving area, and a parking garage.
returns after three years.
La
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M
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in
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The Aquatics Complex: A new building is to rise in place
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FORT LAUDERDALE 2020 $3 BILLION IN NEW DEVELOPMENT
Auberge Beach Residences (Related) Two Towers 17 - 22 Stories 171 Condos
RIVA (Premier) 14 Stories 100 Condos
The Pearl at Flagler Village (Morgan) 7 Stories 331 Condos Henry Square (Related) 6 Stories 382 Residences 25,000 Sq. Ft. Retail
Elan 16Forty (Greystar) 10 Stories 261 Condos 6,000 Sq. Ft. Gym 2,300 Sq.Ft. Retail Proposed
Adagio On the Bay (Grupo Alco, Garcia Stromberg + GS4 Studio Architects) 12 Condos
Paramount (Encore Housing and Kodsi) 18 Stories 95 Condos
AquaBlu 2nd Street Residences Ft. Lauderdale (Ellis Diversified) (Roy & Eisinger) 30 Stories 45 Condos 398 Condos 2,200 Sq. Ft. Retail Proposed
W Hotel & Residences (Related NY) 171 Condos Wave 18 Residences Pre Construction Gale Hotel & Residences (Neward Development & Menin Hospitality) 128 Condos
Aquavita Las Olas (Roy & Eisinger) Two Waterfront Buildings 22 Condos BellaVita Las Olas (Roy & Eisinger) 16 Condos
32One (Sobelco) 23 Pre-Construction
AquaLuna Las Olas (Roy & Eisinger) Two Waterfront Buildings 16 Condos AquaMar Las Olas (Roy & Eisinger) Three Waterfront Buildings 20 Condos
AMOUNTS ARE AN ESTIMATE
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OW AR
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DOWNTOWN FORT LAUDERDALE
MUSEUM OF DISCOVERY AND SCIENCE
BROWARD CENTER FOR THE PERFORMING ARTS
1800 Las Olas (Roy & Eisinger) 4 Condos
New River Yacht Club (Related) 26 Stories 249 Condos $36 Million
8th Avenue Residences (Rockefeller) 262 Condos 2,500 Sq. Ft. Retail
ICON Las Olas (Related) 272 Residences Under Construction
New River Village III (American Land Ventures) 15 Stories 209 Condos 2,245 Sq. Ft. Restaurant
South Andrews Tower (Fred Kern) 37 Stories Office, Hotel & Residences Proposed
Airport and I-595 $42.5 Million Expansion to I-595 $791 Million runway renovation at Ft. Lauderdale Airport
LAS OLAS BOULEVARD
Crocker Tower (Crocker) 42 Stories 395 Condos Proposed
Marina Lofts (Asi Cymbal) 2 Towers 28 - 30 Stories 856 Condos 29,000 Sq. Ft. Retail & Restaurant Designed by Bjarke Ingles Proposed
SOUTH FEDERAL HIGHWAY
RIVER FRONT
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WORLD HEADQUARTERS International Sales Group, LLC Turnberry Plaza 2875 Northeast 191 Street • 2nd Floor Aventura, FL 33180 P: 305.931.6511 | isgworld.com LOCAL OFFICES: Aventura | South Beach | Edgewater | Fort Lauderdale | Weston | Coral Gables INTERNATIONAL OFFICES: Buenos Aires, Argentina | Rio, Brazil | São Paulo, Brazil Bogotá, Colombia | Caracas, Venezuela | Panama City, Panama