On Modern Architecture and Motorcycle-Riding

I wrote about the obvious benefits and clear connection between motorcycle riding and modern(ist) architecture before. But perhaps you didn’t read that post here, possibly you forgot about it, or maybe you even consider riders a loud bunch of stinky low-lives out to pilfer the local Savings and Loan bank.

Not so.

On Saturday, trying to avoid everything St. Patrick, I ran errands on the bike and then went riding in a nearby area. Did I get lucky.

In one single quiet residential street, I discovered fourteen (!) mid-century homes, some of them even sporting one of my favourites details, a butterfly roof. So today I checked the whole neighbourhood in our broker property database MLS, and found a plethora of mid-century modern homes. A few sold examples are shown below to give you an idea.

The catch: prices in this rather small area have jumped by leaps and bounds – 46% in the last 4 years, now reaching from the $350Ks to $900Ks – and are forecast to go up another 10% this year.

The other catch: I can't tell you about the location on my blog. Modern homes make up under 3 percent of all single family homes for sale in our area, and are not easy to find. Specialising in preserving, promoting and brokering modern architecture, I can not give the secret sauce away for free: brokering is the part that pays the bills. But if you’re interested in buying or selling, I’d be delighted to speak with you.

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Photos: SEF-MLS

Harvard makes massive Bauhaus collection available for free

The historic German Bauhaus is considered the most influential school of art, design and architecture of the 20th century. The school, founded by architect Walter Gropius in Weimar/Germany but without an architecture department at the beginning, was active only a mere 14 years, from 1919 to 1933, when the Nazis forced its closure.

It is renowned for its faculty, which included not only architects such as Gropius, Ludwig Mies (who added the fictitious “van der Rohe” to his surname) and Marcel Breuer, but also artists like Wassily Kandinsky, Josef Albers, Laszlo Moholy-Nagy, Paul Klee and Johannes Itten.

When the Nazis came to power, they considered the Bauhaus a centre of communist intellectualism, and through constant harassment brought the then-leadership under Mies to shut the school down.

But by trying to silence "suspicious thinking", the Nazis accomplished exactly the opposite: many of the staff and students left Germany and spread the Bauhaus concepts and artistic ideas all over the world.

Gropius saw the writing on the wall early and fled to the US, together with his protegé Marcel Breuer, where they began to teach at Harvard.

With Gropius’ help, Harvard’s Busch-Reisinger museum started a massive collection containing over 30,000 Bauhaus-related objects, from paintings, textiles, and photographs to periodicals and class notes the collection now available for free. Incredibly, most any object from the collection can also be requested for in-person viewing in the museums’ Art Study Center.

The Harvard Bauhaus-site itself is tempting enough to get lost in time for several months: it contains “Chronology: Introducing the Bauhaus”, a section “Holdings: What Makes Up the Collection”, an essay “The Bauhaus and Harvard”, and a rich resources section.

Planning a visit to Boston? Well, now you may.

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Photo: Mewes/https://commons.wikimedia.org/w/index.php?curid=165180

Modern Architecture and Affordability – A Contradiction?

Distribution of asking prices for modernist homes in Southeast Florida, June 2015. Source: Tobias Kaiser/Kaiser Assoc.

Following the market for modernist homes in Southeast Florida for over 12 years, I noticed a significant shift in the price distribution of modern homes available for sale.

Back in July 2010, modernist homes were priced as follows:

• 13.5%  under $499,000
• 21.9%  between $500,000 and $1m
• 42.2%  between $1m and $3m
• 22.1%  over $3m

Today, the asking price distribution has dramatically shifted upwards:

• 10.8%  under $499,000
• 13.6%  between $500,000 and $1m
• 35.7%  between $1m and $3m
• 39.9%  over $3m

That translates into a massive drop of 22 percent and 38 percent in the two price brackets under $1m, and a stunning 80 percent increase in asking prices above $3m (not adjusted for inflation et al).

Aha – now you think: "great for you real estate agents and brokers".

Not so.

Contrary to common belief, upper market demand is small in numbers and does not constitute the majority of market activity. Most requested are modernist homes up to $600,000. But there is hardly any modernist inventory for resale at this price range, and because of the high land cost in SE Florida, new inventory below circa $1m is often located in areas that turn off most buyers.

Sellers of affordable modern homes and imaginative builders: step up to the plate – I am ready to take your call now.

How much house you get for $2m nationally; On airline misery; Two opponents united

Several things are on my mind this week... here we go:

You may remember a weirdo in Raleigh, NC, who objected to a modern home being built after it was approved and half finished?

Well, the petty-minded neighbour lost, and the owners can complete construction of their modest modern in the Oakwood neighbourhood.

The Weber house by Weber/Matsumoto, 1953

Now fate brought two former opponents in that case together again. How? A Raleigh homeowner wants to remove the historic designation she had sought for her 1953 modernist home, the Weber house.

At Wiesner vs. Cherry/Gordon on opposite sides, now North Carolina Modernist Homes and the Oak City Preservation Alliance are united in fighting against that little side-step, which seems driven by the owner's awakened sense of marketability.

Her argument: though she hopes the next owner will enjoy the house as it is, but: when she is ready to sell she could do so much easier without the burden of the designation.

So why seek it in the first place – for a tax break perhaps? Read all the juicy details at the News & Observer.

Lively mod scene up there, ain't it? And: did I mention that preservation starts with the seller, not the buyer?

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Off-topic: Bad week for Jet Blue-flyers. The once rule-breaking and beloved airline caved in – a sign of modern times?

It will A) charge for checked bags (yup), B) will start a tiered pricing system for tickets – the more flexibility you want, the more you pay – and C) will introduce a "cabin refresh".

That is what Caroline Costello over at SmarterTravel correctly calls "a pleasant-sounding way to tell us that other peoples' seatbacks (and elbows) will be closer than ever", and their planes "are going to get more crowded, with less available overhead-bin space".

Which leaves Southwest – for now – as the only domestic carrier where luggage flies for free.

But much more important: if your travel plans change, as mine did for reasons outside of my control three times this year, SWA does not charge re-booking fees.

Correct: no re-booking fee, only any possible fare difference. That policy saved my bacon three times in 2014 – this weekend one of those instances – and makes SWA my Go-To domestic carrier, preferred by lightyears.

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The Duenke house by Ralph Fournier

Finally, back to Real Estate:

The Gray Lady (nickname for the New York Times stemming from the time before it started printing in colour) published an overview how much house you will get for $2,000,000 nationwide.

Following that, in my next post I will show you what $2m buys in South Florida.  


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Photos: News&Observer, New York Times

Economic boost for Miami through EB-5 designation; Matsumoto Prize

Miami to receive economic boost through EB-5 program

Miami has received an EB-5 Regional Center for Foreign Investment designation, making it easier – and more attractive – for foreigners to invest in South Florida.

The City of Miami has received approval for designation as an EB-5 Regional Center for Foreign Investment under the U.S. Citizen and Immigration Services immigrant investment visa program.

By utilizing the EB-5 investment program, foreign capital investment in Miami is expected to increase, which in turn will likely translate into the creation of thousands of new jobs and economic growth for both the city and the entire South Florida region.

Mayor Tomas Regalado said the approval by the USCIS is a “tremendous vote of confidence”.

The program allows the city to assist foreign nationals who inject capital in to the U.S. economy by granting them special immigration status. To be accepted into the program, investors must spend at least $500,000 and prove in two years that they created 10 jobs.

Please contact me for more details if you are interested.
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Matsumoto Prize for Modern Architecture

The George Matsumoto Prize is a unique design competition, focusing on Modernist houses in North Carolina. It features a jury of internationally-known award-winning architects, and an online People's Choice Vote. 

Which is where you come into play.

Matsumoto was one of the founding faculty members of the NCSU School of Design, who created some of North Carolina's most well-known and well-loved Modernist houses.

The Matsumoto Prize engages the public in the value of architecture, and demonstrates the unique talent of exceptional Modernist architects and designers in North Carolina. 

Voting is open until 5 pm Eastern on Sunday, July 13. You do not have to live in NC to vote, but you better have an opinion about modern architecture (good taste doesn't hurt). 

I participate every year and can tell you it really is fun - so head over to the Matsumoto Prize page, take your time to evaluate the entries and cast your vote – it does count! 

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Photo: Lebda Guest House by Michael Kersting

Loans for Modern Homes Are Possible

When you are working with modern architecture, one of the big problems can be the appraisal (and the loan) for a modernist home. 

To quote my friend George Smart from the non-profit North Carolina Modernist Homes:

Just mention a Modernist-house loan, and most bankers give a deer-in-the-headlights look that usually ends in time-consuming disappointment. 

The loan process can take many months, if it happens at all, and getting comped against non-Modernist neighborhood houses can yield unrealistically low appraisals.  

Home buyers in the North Carolina Triangle region, an area chock full of modern architecture (though not quite as many documented as in Southeast Florida counting over 2,400 mod residences) got a break: 

They now have a lender (Harrington Bank) that seems to have at least some understanding of the uniqueness of modern houses. Utilising the extensive architecture archives of NCMH, the bank states: 

Rather than restricting [three comparables] to just a few miles away, if there are no Modernist homes found nearby we’ll use two additional specifically Modernist homes up to 20 miles from the subject property. That means we can comp against previous Modernist homes almost anywhere in the Triangle. 

I count myself lucky enough to have recently worked with three (!) different Southeast Florida appraisers who know and appreciate modern architecture. Not one but three - that is a miracle in itself.

But if you are a South Florida lender – or know of one – who understands and works with modern architecture, and is willing to go the extra mile (or 20), please do drop me a note! Many thanks.

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*Raleigh - Durham - Chapel Hill. Full disclosure: no consideration of any type has been received in exchange for this blog post.

Revolutionary Real Estate Service Takes Off

In an enlightened twist to traditional real estate services, a boutique brokerage firm in South Florida added a revolutionary service for potential buyers: FACAFUNDS (Future Appropriation of Clients' Advanced Funds).

The boutique firm, Kaiser Associates, Inc, has successfully specialised in an unusual niche in South Florida: the market for contemporary and mid-century modern architecture. A second division of the office focuses on buyer representation in triple-net investments.

Founder and principal Tobias Kaiser, an affable German with a US Master’s degree and 22 years experience as an independent broker, explains his newest client service which is to be introduced today:

“When a buyer contacts a real estate broker, client and broker sort of sniff each other out and then establish property criteria and a price corridor. Often though, these criteria are a moving target."

"Consequently, clients have to constantly adjust their budget and their expectations, which can be very frustrating for both parties.”

Kaiser goes on: “With FACAFUNDS, select clients now have the possibility to transfer all of their earmarked acquisition funds into our escrow account – even before we identify one or more matching properties. The funds stay in the designated account until either we have found a property or until they are earmarked for other purposes and cleared out by the client or by us.”

Typical acquisition budget flow in a FACAFUNDS application; here a nightly refresh cycle.

Only select clients will be invited to participate in the program, and fees for the service are kept on purpose at an affordable monthly 0.9999% of the parked deposit to cover all sorts of expenses.

“FACAFUNDS is not meant to generate a profit for the brokerage while the funds – with a minimum US$130,000 – are parked, which can be as long as 13 years ” explains Kaiser. “Any profit is generated through the acquisition, or when the funds are transmogrified and withdrawn by the authorised parties”, which only include the client and the broker, whoever comes first.

“With FACAFUNDS, the question ‘It’s 11 pm - do you know where you money is?’ has become obsolete. The client has total budget transparency as long as the funds stay in the account, and to a certain extent even after they are gone.”

As much as the new service sounds like a forehead-slapper for consumers and dead-simple to imitate by brokerages, title companies or attorneys, it should be noted that working closely with loan experts from Madoff Bank NLC, Kaiser has spent considerable time and espresso to develop FACAFUNDS, virtually ensuring it will be a huge success for someone.

If you are interested in learning more about Kaiser Associates, Inc. and their FACAFUNDS program, contact them here.

©Pookeeboo Real Estate Times, April 1st, 2013.

Successfully Preserving Modern Architecture

Too late for this one

I recently received a phone call from a reader from France: the lady's mother lives in a Fort Lauderdale waterfront home that she and her late husband had commissioned in the sixties with a well-known architect; the caller had a question.

She assumed that when her mother moves to a senior care facility and the house will be sold, it will be torn down. As if that is not sad enough, she continued by asking if I knew how some of the materials could be recycled. When I inquired if the house is still in liveable condition, she responded "absolutely". So why not sell it to someone who will preserve the house and its architectural integrity?

Shortly afterwards, I was invited to visit the house; the son keeps it in excellent condition. Priced right, it should not be too difficult to find buyers who will continue to maintain and love the house as it deserves.

The success of the story hinges – largely if not exclusively – on the sellers: see the fate of the razed Catalano house in Raleigh, NC, the uncertain ending for Fitzgibbon's Paschal house in Raleigh, or the happy end for Chuck Reed's String house in Hollywood.

If you shake your head: "nope, it's the buyers", you're mistaken.

I realise I speak pro domo, but through years of experience I learned that the sellers decision on how to market a property makes the difference. An expert broker will go beyond advising on correct pricing – see Paschal house as a negative example – and reach into his/her database of like-minded clients, who in turn will want to preserve style and integrity of the original commission.

A recent example: when my office was fortunate enough to list the String residence, the sellers and I agreed upon a realistic price, I emailed every active prospect and client in my database, procured two full-price offers before the house even was on the MLS, got the bank to send an appraiser who had extensive experience with modern homes, and found new owners who will maintain the character of the house.

Catalano house, Raleigh, NC, by Eduardo Catalano, 1954

The Kronish house, the Catalano house, the Paschal house – they show that there is a need for guided involvement. Not for blind zealots trampling on owners rights, but for interested people becoming involved. Even if you do not own or sell your modern home, you can help promote modern architecture.

More on how to do just that – on a case-by-case basis or by supporting regional or national organisations such as Triangle Modernist Houses or the World Monument Fund – can be found here. – Thank you.

New Mid-Century Modern by Chuck Reed on the Market

I recently had the chance to meet Charles Reed Jr., or Chuck Reed as he is better known: what a wonderful, kind and humble man, and what a great life as an architect to reflect upon.

Reed, after the war working first as a carpenter, was fortunate enough to be accepted into Igor Polevitzky's studio, and told me how much he influenced by Polevitzky.

After Reed went on his own in Hollywood, one of the homes he received a commission for is now on the market (I am the listing broker): the String residence.

There are several unusual aspects to this house: for starters, it's a mid-century modern. Doesn't sound like much? Don't yawn yet.

In Southeast Florida I have documented (with address and visual verification) a bit over 2,600 truly modernist residences. Of those, only approx. 251 are currently on the market–out of 15,375 houses total for sale*. That's 1.6 percent of the inventory.

To add interest: the house, originally 1,441 sf, was expanded to 1,870 sf by the same architect. And is now for sale by the estate of the first owner, who – a lovely gentleman I unfortunately only met once – had the good sense not to throw granite countertops and tumbled marble at it. So now you have the rare case of a modernist house with architectural pedigree in near-original condition. That also means no upgrades and no central a/c (but at least quiet Mitsubishi wall-units). As long as you don't expect finds like these to come with a 2012 Subzero, you are realistic.

But hopefully, this house, just like the Hunt residence in Hypoluxo or the Wheeler house in Fort Lauderdale, will find a loving owner with a sense of style and a sensibility for the period.

A complete slide show including floor plans is here. 

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*Tri-County area as of 8/8/12, condos and townhomes not included. Source: SEF-MLS. - Photos ©tckaiser

Chance Encounters: NC Center for Architecture and Design

"Chance Encounters with Modern Architecture" is meant as a postcard of sorts, of unexpected finds of modern architecture – or perhaps art – which caught my eye.

Today:

AIA (American Institute of Architects) North Carolina Center for Architecture and Design in Raleigh, NC.

What is it:

New headquarters for the North Carolina AIA chapter, designed by Frank Harmon FAIA, opened in early 2012. The 12,000 sf project houses AIA activities such as exhibitions on the first and basement floors, with a small cafeteria open to the public to come. The first floor contains the lobby as well as flex space available to the public for rent, the second floor houses AIA offices, and the third as well as part of the second offer rental space.

Why did it catch my eye:

For one, it's the talk of the town (and the press), and if you visit friends in Raleigh – especially the architecturally-crazed like I am – you can barely escape invitations to drive over and see the building. 

And is it worth it. Harmon, after winning a statewide competition to design the building, said he saw the commission as his chance to create “an embassy for architecture”.

The triangular site is close to the State Capitol and other government buildings near downtown, at a signalized intersection with good exposure and accessibility. Harmon created a surprisingly compact building on an East-West axis, shielding part of the northern facade with a "folded over" zink roof. In contrast, the south features a glass window wall with a metal screen which eventually will be covered with vines, facing parking and a public plaza intended to also host events. 

A lot of thought was given to create a "green" structure, from the – glass enclosed! – HVAC room housing an array of heat pumps to the use of local materials such as local stone and North Carolina Cypress wood, to the low-maintenance landscape by Virginia-based landscape architect Gregg Bleam. (Compliments to the trades, which donated heavily to the project, as David Crawford, the AIA's friendly and very helpful Executive Director, pointed out). Harmon's environmental efforts gained the building an astonishing LEED Platinum rating. But besides that, it is lovely indeed and worth your time when in town.

Where is it: 

14 East Peace Street, Raleigh, NC 27604. Location map

Front (SE) elevation with entrance

Zinked screen on front façade

Lobby

Multifunction room

Staircase

View north, on a different style of architecture

Metal screen on south side

Filling station for electric cars

Parking lot/plaza designed to collect rainwater underneath

Site aerial during construction

All photos except bottom pic ©tckaiser.

Happy Independence Day!

Roaring Gap, NC, ©tckaiser

Three Books on Modern Architecture in Florida

On modern architecture in Florida, there are three interesting books I would like to share with you:

100 Florida Architects and Interior Designers
by Damir Sinovcic and Beth Dunlop (2010). Hardcover, $45.00

100 Florida Architects and Interior Designers presents the work of creative design professionals whose diverse backgrounds and design philosophies are shaping the built environment of the southernmost state in the continental US. The book showcases a vibrant cross-section of work that ranges from single-family homes and museums to luxury resorts and civic buildings. 100 Florida Architects and Interior Designers highlights well established designers alongside emerging professionals. (Source: amazon.com)


Florida Modern: Residential Architecture 1945 - 1970
by Jan Hochstim and Steven Brooke (2005). Hardcover, $26.95

A lovely book with truckloads of information, but in my opinion, the design is maddening. If not for the wealth of information, you will want to throw it through the window. Even a closed louvered one.

Agrees Robin Benson on amazon.com: Jan Hochstim has clearly done a lot of research for this book and it will probably be regarded as the definitive study of the Modern house in Florida. As with many historical architectural studies, it is obviously very visual but unfortunately the presentation of the copy and photos are pretty hopeless. Many of the pages give the impression that amateurs designed them.


Miami Architecture: An AIA Guide featuring Downtown, The Beaches, and Coconut Grove
by Allan T. Shulman, Randall C. Robinson Jr. and James F. Donnelly (2010). Paperback, $25.70

The collaborative work of Allan T. Shulman, Randall C. Robinson Jr., and James F. Donnelly, "Miami Architecture" is a 352-page illustrated guide to the impressive diversity of architecture and landscape design. Covering the distinctive architectural elements and examples, "Miami Architecture" is a superbly organized, deftly presented, and thoroughly 'user friendly' guidebook covering the cities of Miami and Miami Beach with each specific, succinctly descriptive entry cited with its address. A core addition to academic library American Architectural History reference collections, "Miami Architecture" is also specifically recommended as a supplementary tour guide for the non-specialist general reader with an interest in Miami's regional architectural history. (Source: Midwest Book Review)


All three books available through amazon.com

Chance Encounters with Modern Architecture (3)

"Chance Encounters with Modern Architecture" is meant as a postcard of sorts, of unexpected finds of modern architecture – or perhaps art – which caught my eye.


Today: Townhouse Development in Fort Lauderdale, Florida

What is it: A 14-unit townhouse complex, arranged in two blocks of seven units, with an alleyway on the longitudinal axis for garage access. Built in 2007, architect unknown.

Each townhouse is three stories, has three bedrooms, two bathrooms, approx. 2,300 sf (205 sm) under air and comes with a garage as well as small front yard.

The rectangular site of approx. 205 x 147 feet is located just south of downtown Fort Lauderdale, two lots off Federal Highway, a major north-south road, and a short distance from the Fort Lauderdale harbour and airport.

Last recorded selling prices for the townhomes hover around $70/sf, a substantial drop from their peak asking prices of ca. $240/sf.

Why did it catch my eye: The façade has an interesting, slightly nautical motif and clearly defines the individual units, with a glass-enclosed entryway between two units. Unfortunately, on closer inspection not all details seem really thought through, even for a layperson, and the exterior at least has suffered visibly in the five years since construction.

I came across this development by leaving the parking lot of an adjacent McDonalds through the side exit, otherwise I would driven by it again as I did hundreds of times before. 

Where is it: 701-729 SE 16 Court, Fort Lauderdale, FL. Location map

Photos ©tckaiser

Chance Encounters with Modern Architecture (2)

The idea behind "Chance Encounters with Modern Architecture": A postcard of sorts, of unexpected finds of modern architecture – or perhaps art – which caught my eye, but without demanding or warranting a lengthy post.

It's about sharing delicious little morsels that pop up while on your way to church, Seaboard Wines or Emil's Sausages.

Today: Doctor's Office and Single Family Residence in Feldafing/Germany 

What is it: A freestanding two-story single family home with doctor's office downstairs. Built ca. 2006. (Notoriously private, shielded by strict laws and not granting access to tax records like in the US, details on European buildings like this are nearly impossible to obtain. Sorry.)

Why did it catch my eye: Feldafing, a small village (pop. 4,300) in Bavaria on Lake Starnberg, has been a summer retreat for wealthy industrialists from Munich in the 18th and 19th century. The building style from that period tends to be opulent, even for summer retreats, and rather traditional. The love of Germans for modern architecture pops everywhere though, including in this little gem, overlooking the golf course (founded 1926), the lake and the Karwendel mountains. 

Where is it: Feldafing, Bavaria/Germany. Map.

NE elevation

NE elevation

NE elevation

Approximate view facing ESE

As always, your comments are more than welcome!

Open House Chicago, Oct 15 - 16

Chicago Opens Its Doors 

Following in the footsteps of a growing number of cities around the world—including London, Melbourne, Barcelona, Dublin, Toronto, New York or Denver—Chicago will launch its own Open House weekend October 15 and 16. 

Emil Bach house (1915), by Frank Lloyd Wright. Photo © Caroline Stevens

 Sponsored by the Chicago Architecture Foundation, Open House Chicago offers architecture buffs the chance to see, free of charge, more than 100 sites, including many that are normally off-limits to the public.

 

Details and a list of upcoming Open House events worldwide, for the Globetrotter in you, here.

An Open House event also takes place nationwide (!) throughout Germany every year in June, next time June 23 and 24, 2012. More about that here.

Via Arch Record Daily

Modern Architecture in North Carolina

My wife and I returned from a long weekend in North Carolina, and we are impressed.

There is an incredible trove of modern architecture in NC's Triangle region (see article below), which I was completely unaware about. Plus great BBQ, people so friendly it made my wife and I wonder why they are the way they are, nice vineyards (we bought RayLen again; expecially the 2006 Cab exceeded our expecations) and great roads for motorcycle riding. I suppose I'm just so easy to please.

Staying in Winston-Salem with close friends who are also relatives, we twice drove 1.5h over to Raleigh. One day we had the good fortune to speak with two extremely hospitable and friendly realtor colleagues, Anne Hughes and Roger Kenny of Re/Max Integrity in Cary, who gave us great insights into the Cary/Raleigh housing market.

Another day we attended a workshop on preservation easements, under the perspective how they could be used to preserve modern architecture. Afterwards we had lunch with the organiser of the event, George Smart, the founder of Triangle Modernist Houses. TMH is a non-profit organisation which aims to protect and promote modern homes in the Triangle region of North Carolina, an area formed by the cities Raleigh, Durham and Chapel Hill (the mystical city "Raleigh-Durham" seems to be the airport's fault, which is called RDU or Raleigh-Durham). A nice piece in the NYT on the area: http://travel.nytimes.com/2009/06/14/travel/14hours.html

George Smart and TMH leave me amazed and speechless. These folks - George, the board, the advisory council and the volunteers at TMH - have their act together, big time. They research, they find, they photograph, they list, they run the website, they do house tours and now field trips. Incredible. In comparison, I feel rather lonely in SE Florida with my passion, sometimes wondering if there are any other like-minded modernist fools like me bumbling about.

So, bumbling fools, please speak up!