Coronado at Pelican Bay Naples Florida Update

Coronado at Pelican Bay has had a tremendous year! Here are the current Coronado at Pelican Bay real estate statistics:

• Coronado at Pelican Bay condos for sale = 2
• Coronado at Pelican Bay condos pending contract = 0
• Coronado at Pelican Bay sales during the past 12 months = 6

Current Coronado at Pelican Bay inventory is considered UNDER-SUPPLIED with only 4 months of inventory on the market right now.  Taking a peek at what is currently available and reviewing what has sold, the best Coronado at Pelican Bay deal may have already been snatched up unless somebody can do some super negotiating! 

Talking about negotiating, now would be a good time to talk about how some of our Neapolitans negotiate here.  You know that whole thing...when in Rome do as the Romans....well unfortunately this is not Rome, it's Naples and for the most part everybody is from somewhere else so they bring everything they learned about negotiating from some place other than Naples which means we really don't have just one "universal" way of negotiating deals around here.  That can be really tough if you come from a place where everybody negotiates contracts a certain way there and you're comfortable with that process and want to do that here.  Quite frankly, the other party whether that be the buyer, seller, other agent or whoever...may come from a place where they didn't do that where they came from and they want you to do what they did...over there....sigh...  My point about all of that silly nonsense is that I've worked with tons of agents here and I've had the opportunity to figure them out and can usually help you negotiate around the details that can drive buyers and sellers crazy or in some cases kill a deal.  That's why you want to call me when it's time to get started!

If you're considering purchasing in Cornado at Pelican Bay:  There are only a couple of mid floors available right now so if you're looking for something really low or something really high, you might want to take a peek at other Pelican Bay high-rise buildings to fulfill your needs.  The list price to sales price ratio in Coronado is at 89% right now which is just a little under the Pelican Bay average at this time.  Taking a deeper look into the negotiation history it appears past owners were willing to negotiate or they really weren't coming off their price much at all so you will want some assistance from your agent to help you determine what kind of seller you're working with if you find something you want to make a move on.  Call me!

If you're considering selling your Coronado at Pelican Bay condo:  You're in a great spot to go on the market! Make sure you're priced well and conditioned well and if updates haven't been made to your unit, at least look to a stager for some quality advice to help you sell faster and net more on your unit.  If you don't have the name of a successful stager, call me! I have a contact who's results have been remarkable! 

I hope you enjoyed the Coronado at Pelican Bay update! For more questions regarding Coronado at Pelican Bay, Pelican Bay or any Naples real estate, contact me direct! 

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Contessa at Bay Colony Naples Florida Update

Contessa at Bay Colony current statistics show the building going a little against the Pelican Bay grain.  Here are the current Contessa at Bay Colony stats:

• Contessa at Bay Colony condos for sale = 7
• Contessa at Bay Colony pending condos = 0
• Contessa at Bay Colony sales during the past 12 months = 5

There's a slight oversupply in Contessa right now coming in at 16 months of inventory.  That number hardly seems fair considering 3 of those units just hit the market within the last 30 days.  If you're a penthouse fan, you're in luck! There are 2 on the market at this time and like Julia Roberts said herself in the movie Pretty Woman, "It's the best". You have a real opportunity to capture fabulous views if you can afford it. Talking about fabulous views, one of the features that separates Contessa at Bay Colony from some of the other buildings on our fabulous Naples beaches is the fact that there's single family homes on the south side of this building.  That location is called The Strand at Bay Colony...unfortunately there isn't anything for sale in there now but that's a different blog.  What this means to the Contessa '01 and '02 stack owners is that they have unbelievable jillion mile views down the coast...and how the sun casts her beautiful sunset hue on the homes in the Strand is truly magnificent.   Absolutely outstanding! You must see if you're in the price range! Here's a shot I took today from one of the lower floors.

If you're thinking about buying in Contessa at Bay Colony:  There's a little for everybody on the market right now...high floors low floors penthouses...this is super because there isn't this kind of selection in many of the other Bay Colony buildings so far.  The average list price to sales price ratio is currently at 91% so I wouldn't get too excited about strong arm negotiating here but call me. Let's review your objective and see what we can do about making that happen for you!

If you're thinking about selling in Contessa at Bay Colony:  You have competition so price and condition continue to be key here. Many owners appear to be pretty realistic on pricing and that is fabulous because that will help spur the vitality market value in the building.  That also means you need to be pleasantly aggressive.  Go with somebody who knows how to attract ready, willing and able buyers to your place and keep them interested in your unit compared to bouncing them all over the neighborhood. :) Give me a shout for even more ideas how you can get your unit sold fast!

I hope you enjoyed the Contessa at Bay Colony Naples Florida update.  For more information about Pelican Bay, Bay Colony or any other Naples real estate, call me direct!
Sincerely,

Shannon Lefevre, PA
Your Naples Smart Girl

Cocobay at Pelican Bay Update

Cocobay at Pelican Bay Naples Florida is STABLE! Here are the current Cocobay at Pelican Bay real estate statistics:

• 2 Cocobay at Pelican Bay homes are on the market.
• 1 Cocobay at Pelican Bay home is under contract.
• 1 Cocobay at Pelican Bay home sale has occurred during the past 12 months.

With only 33 homes in Cocobay at Pelican Bay there hasn't been a year where there was ever a plethra of activity in this Pelican Bay community with 2010-2011 following sleepily along the same as past history.  You will only find a few sales during any given year with 2006 being the record breaker at 4 sales.  The good news for Cocobay is that she is statistically in an under-supply of inventory scenario and values seem to be doing well.  Cocobay at Pelican Bay is commanding slightly higher list price to sales price ratios than Pelican Bay as an average rolling in at almost 95%. 

If you're a Cocobay at Pelican Bay buyer:  If you demand the latest and greatest interiors you may be looking for a project.  While some of these homes have had some remodeling, I'm not sure anything is exactly as you would want so you might have to hone your phone dialing skills or roll up your sleeves for a bit of a project. That is if you can get negotiated out on your deal to start.   Current market time has a slight uptick suggesting that maybe what's left is not necessarily listed at current market value.  You'll want to make sure you cut the deal you're after before calling the contractor. Ironically not only can I assist you with a super negotiating plan but I can also supply you with the names and phone numbers of fabulous contractors who can finish a project on time and within budget who serve the Naples area.  Call me and let's get started today!

If you're thinking about selling your Cocobay home:  If your interiors are completely up to date...yes that means bathrooms too, you could do well this season.  Homes like this across Pelican Bay are in demand and Pelican Bay inventories are shrinking putting you back in the drivers seat.  If you haven't made improvements to your Cocobay at Pelican Bay home, that's ok too...there's just more competition like this on the market right now.  Make sure you have a super marketing plan designed to attract current ready, willing and able buyers paired with an intelligent price point.  With the help of a smart agent, you should be able to net close to what you're asking without the drain and inconvenience of extended market times. Call me today and let's get moving!

I hope you enjoyed the Cocobay at Pelican Bay update.  For more information on Cocobay, Pelican Bay or the Naples real estate market, contact me direct!

PS~ Happy Halloween! I hope all our Naples Florida fans have a fun and safe holiday!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Claridge at Pelican Bay

Claridge at Pelican Bay has had a great past 12 months and is still attracting ready, willing and able buyers!  Here's the current Claridge at Pelican Bay real estate statistics:

• 3 Claridge at Pelican Bay condos for sale.
• 1 Claridge at Pelican Bay pending contract.
• 5 Claridge at Pelican Bay sales during the past 12 months.

There's currently only 7 months of inventory in Claridge at Pelican Bay making this another under-supplied Pelican Bay community at this time.  The real interesting story about Claridge at Pelican Bay isn't so much about the under-supply of inventory more than what the difference between list price and sales price ratio is coming in at a whopping 97%.  That's the highest I've seen since reporting this season which is fabulous news for Claridge at Pelican Bay condo owners. 

Pricing has clearly increased as a result with Claridge at Pelican Bay list prices increasing on average per total at approximately 25%. To be fair, there are two higher floors on the market at this time which typically will command a higher price unless there's something negative going on with the property condition. 

Another outstanding Claridge at Pelican Bay real estate statistic is the fact that market time in Claridge has decreased a whopping 48%.  This statistic was pulled based on what is currently on the market and what has sold during the past 12 months.  Active Claridge condos stand at 195 days due to one of the units being what I would consider over-priced even for the current Claridge market success. 

The last unit to successfully negotiate a contract was only on the market 58 days before going under contract.  That's pretty quick for Pelican Bay and further proof that if you price it right to begin with you can defy the laws of market time and come out ahead.  While we're talking about that I might add that your chances of a buyer competition are far greater if you're priced well compared to over priced.  This could increase your chances of netting more when the final bell dings.

If you're a Claridge at Pelican Bay Buyer:  While there are some nice listings in Claridge at this time, I'm not sure there's anything that will completely blow your socks off. I'm also not sure we'll be able to do better than some past buyers have done on negotiating with such a small window of wiggle room in the statistics (only 3%)  The best thing for you to do is to take a peek, review the numbers and determine what the unit is worth to you before going forward.  It would probably not hurt you to venture outside of Claridge (if you have other interests) just in case you find you can't cut the deal you really want.  There are plenty of other Pelican Bay high-rise condos for sale with 16 months of Pelican Bay high-rise inventory still on the market BUT something for you to consider is the success Claridge at Pelican Bay has had in a product that may be last to become stable...call me when you want to get started and we'll put together a winning plan regardless!

If you're considering selling a Claridge at Pelican Bay condo:  You and your smart agent have a lot of great talking points to discuss with potential Claridge at Pelican Bay buyers.  Pricing and condition still is important when considering your selling strategy so make sure the unit looks its prettiest and is price accordingly.  If many of your neighbors decide not to do the same thing this season, you could fair pretty well.  It won't take much to stand out in the current market so make sure you call me when you want to get going and we'll prepare a fabulous marketing and selling strategy that is sure to bring success!

For more information regarding Claridge at Pelican Bay, Pelican Bay or any Naples real estate related topic, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!