Breakwater at Pelican Bay Update

I'm pleased to report Breakwater at Pelican Bay has had a FABULOUS year and they needed it!  Here's the current Breakwater at Pelican Bay statistics:

• There are 5 Breakwater at Pelican Bay listings on the market.
• No Breakwater at Pelican Bay listings are pending contract right now.
• 14 Breakwater at Pelican Bay sales have occurred during the past 12 months.

That means there's barely over 4 months of inventory on the market and for seller's that's excellent news.

Breakwater at Pelican Bay buyers:  Don't be too bummed out.  While the average list to sales price ratio is higher than Pelican Bay as a whole holding at about 93%, pricing has not skyrocketed despite Breakwater at Pelican Bay's recent success.  In fact average list price per square foot is currently at $266/foot which is less than the sold listings average during the past year.  There was a super fabulous unit that sold earlier this year which brought considerably more than anything listed now. The buyer today may find they want to redo at least part of any Breakwater unit on the market currently and why pricing is slightly lower than before.  The good news here is it appears that many if not all of the Breakwater at Pelican Bay properties on the market right now are owned by realistic sellers.  You'll want to do your due diligence as always and work with a great Realtor to get your best deal. Give me a shout when you're ready to go and I'll be happy to help you.

Breakwater at Pelican Bay sellers:  CONGRATULATIONS on a great year!  If you're considering putting your unit on the market you're in a really good spot right now.  If your unit has been fabulously remodeled you will want to price it accurately.  It will probably go very fast if you do and you may even end up in a competition for the purchase of your property and could end up netting more than you would if you were slightly over fair market value.  If you are selling an original unit or one that still requires updating pricing is key...that, good marketing skills and an excellent negotiator should help you accomplish your objective with little hassle. Call me should you decide to get assistance from a fabulous agent. :)

Hope you enjoyed the Breakwater Naples Florida update! If you have any questions or would like to see Breakwater at Pelican Bay condos for sale, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Beauville at Pelican Bay Update

Beauville at Pelican Bay has been pretty quiet during the past year.  Here are the current stats:

• 2 Beauville at Pelican Bay homes are for sale.
• 1 Beauville at Pelican Bay sale occurred during the past 12 months.
• None are under contract.

Technically there's a 2 year supply of inventory in Beauville but honestly, working with such small numbers, I hardly consider that fair.  The unit that sold had some lovely updating and backed up to a nice common area just like one currently on the market for a higher price.  The other listing offers a special feature many people will really appreciate and if you don't mind doing some updating, you could end up with something super amazing there.  While pricing has gone up in Beauville, you can't blame the owners there. After all, there are only 26 Pelican Bay villas on the market right now. That is SLIM PICKINGS!

If you're a Beauville at Pelican Bay seller: There's no harm in a little more competition at this point and if you have a nicely updated villa, you could stand to do well with pricing right now provided all your neighbors don't decide to go on the market at the same time.  If you have a unit that requires updating keep in mind that even with the low inventory of villas in Pelican Bay, you're still probably going to have to sell at a discount to get your deal done.  The reason why is because you're probably going to have to sell to an end user who doesn't mind a project and many of those buyers want to be romanced by the price. Investors who purchase, remodel and flip definitely need to be romanced by price...If you have the time and money to do the updating, you might come out ahead provided you make the right selections.  If you have an updated unit and it is already staged well...then price is really the biggest thing you need to determine although a smart marketing plan is extremely important as well. Call me to assist you either way and we'll help you accomplish the goals you have in mind.

If you're a Beauville at Pelican Bay buyer: The two on the market right now are pretty interesting...especially that one with the special feature.  I can't go into details now but if you take a peek at the listings you can probably figure it out. You'll want to have more than your normal tired talking points when you go to negotiate. I'm finding the more compelling the points are, the better chance you have of getting your deal done on or near your terms. Even though this neighborhood is technically in over-supply, keep in mind that Pelican Bay villas as a whole is grossly under-supplied right now and I wouldn't be surprised if the inventory wasn't even more scarce mid season even with the expected influx of inventory set to hit the market within the next few months.  It always helps when you're working with an agent who knows the product, knows the market and can help you with a winning strategy to secure your next property.  Give me a shout and I'll be happy to assist!

For more information regarding Beauville Naples Florida or to see Beauville Pelican Bay homes for sale, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Bay Villas at Pelican Bay Update

WHOA! Bay Villas at Pelican Bay had a terrific year!

Current stats:

• 0 Bay Villas at Pelican Bay villas are for sale
• 4 Bay Villas Sales occurred during the past 12 months
• 0 Pending at this time
  

Not much to report but a big high five to the property owners in Bay Villas for selling all of their inventory. Pelican Bay villas as a whole is doing quite well as you may have read in a recent Pelican Bay blog post with only 8 months of inventory left on the market at this time. 

If you are a Bay Villas buyer you might consider some of the other Pelican Bay villa options still available and be ready to strike.  I had a few buyers interested in Bay Villas last year and nobody struck a deal that stuck.  You may feel hesitant to purchase at or close to asking price in an economy as dark as this may seem but you may also find yourself without a villa as well.  The average list price to sales price ratio in Bay Villas is 95% the best negotiation struck was at 91% of list price.  I also had somebody who wanted to wait til the end of season to make a better deal against my best judgement.  When they called to see review their options at the end of season, they were all gone. I can't imagine for the life of me that there won't be something that pops on the market sometime between now and season but act fast. I know there are already people keeping their eye out with what can be considered now as pent up demand.  To see Pelican Bay villas, contact me direct!

If you are a Bay Villas seller, CONGRATULATIONS!  You're in a super spot provided a bunch of your neighbors don't decide to do the same thing at the same time.  If your unit has been updated and shows well, you can expect to do well on your price.  If your unit needs updating and you want to sell this season, you'll want to be careful not to price yourself out of the market.  Keep in mind just because you may be the only show in Bay Villas, many buyers are flexible enough to look at other Pelican Bay villa communities.  Your best shot is to call me and I can assist you with the details!

I hope you enjoyed your Bay Villas Naples Florida update! For questions about Pelican Bay or to see Pelican Bay homes and condos, contact me direct! See you next time!

Best Regards,

Shannon Lefevre, PA

Bay Colony Naples Florida Update

Bay Colony Naples Florida Update!

I know I said I was going to write about Pelican Bay sub-communities separately, and I will...but we can't leave out Bay Colony as a whole! So here it is!

Bay Colony has a LEVEL amount of inventory...in fact in a short period of time it may even be technically under-supplied!

Bay Colony Active Listings = 38
Bay Colony Solds (During Past 12 Months) = 38
Bay Colony Properties pending contract = 4

Market time in Bay Colony is shrinking! Average market time for properties that have sold is 270 days, for properties pending it's 671 days and for Bay Colony properties that remain on the market 244.

List price to sales price ratio is 90.21% but somebody actually negotiated a deal last September for only 68% of list price. WOW! That doesn't happen very often!

At first glance it looks like Bay Colony is getting less expensive since the average list price per square foot of the Bay Colony properties that remain on the market come in at $743/sq. ft. and the sold price per square foot average is $786/sq. ft. but ultimately that is because we had two homes in The Strand at Bay Colony sell during the past 12 months.  Strand homes are the biggest homes in Bay Colony and the only single family homes available on the beach in Pelican Bay. 

You're going to find some Bay Colony High Rise buildings doing very well and some with a slight over-supply of inventory. Some of this is going to be properties that have just hit the market in preparation for the upcoming selling season.

BUYERS~ Do not expect to go into negotiations with just a run of the mill, "the economy is in the toilet" negotiation tactic here. Many owners will hold out for their price as proven by the seller who owned Brighton at Bay Colony 1702. I personally had 2 people interested in that unit who were not willing to pay what the seller wanted.  The owner ended up getting over 95% of his list price...much less than what my buyers were willing to pay.  While it is always great to have a negotiating plan (when you work with me, I provide one to assist you) it must be understood there are some sellers here willing to leave a few dollars on the table to get the deal done, some sellers are more interested in the bottom line and can/will wait. If you think you're ready to make a Bay Colony purchase. Call me to get started!

SELLERS- If you are thinking about selling I would strongly consider reviewing the market in your building or subdivision first and making your decision based on the amount of inventory already on the market if possible. If you don't care about that and you want to sell anyway, property condition and price are two HUGE key factors.  Hard Contemporary decor is not a huge selling point here.  If you have decorated your unit in this fashion, you might consider having your home staged to sell fast and even net more money.  If you have a unit in original or near original condition, it may be most advantageous to do some remodeling if time and money permits. Many units are starting to show their age in Bay Colony and this may become a problem for people who want to net a certain amount or sell quickly.  Pricing your Bay Colony property properly will alleviate any market time issue.
For more information on how you can sell faster and net more, call me direct!

You can expect to see more updates about the individual sub-communities of Bay Colony as we go. 

PS~ I received a call from the sweetest lady from Boston today who is in Naples with her husband and are ready to see Pelican Bay high-rises.  I absolutely LOVED talking with her today and look forward to assisting you with your Pelican Bay endeavors as well!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Barrington Club at Pelican Bay

Barrington Club at Pelican Bay is UNDER-SUPPLIED.

There are 4 Barrington Club condos for sale
5 Barrington Club sales have occurred during the past 12 months.

Negotiations have tightened with the average list price to sales price ratio currently at 92%.  One price INCREASE has already taken place but that is the only sign of prices increasing for the neighborhood at this point. While pricing across the board remains somewhat stable for the most part, it does appear the best deal was snagged last April when a rare property in Pelican Bay sold as a foreclosure for only $315,000. 

If you are a buyer you will want a creative agent to assist you with your negotiations but regardless of how creative you and your agent can get, it may be unrealistic to expect a huge discount off the list price in this neighborhood. Call me and let's see what we can get accomplished for you.

If you are a seller and there's anyway you can do some remodeling before you go on the market, this may be what sets you apart from your competition and how you may net the most possible. Pricing along with condition is key here. Call me for ideas about pricing and other strategies you can use to help you get your unit sold.

For more information about Barrington Club at Pelican Bay, contact me direct!

Barrington at Pelican Bay

Barrington at Pelican Bay technically has an over-supply of inventory at this time.  There are:

• 3 Barrington at Pelican Bay homes for sale.
• 2 Barrington at Pelican Bay sales during the past 12 months.
• No Barrington at Pelican Bay properties are currently pending
• List Price to Sales Price Ratio is currently at 91%
  

The tone has changed during the past year in Barrington. As an example the list price per square foot average for the 2 already sold is $478 per square foot while the average of the properties currently available are $495 per square foot.  There hasn't been a great deal of inventory on the market in Barrington so while there are 3 listed today, I'm not too concerned about the vitality of the community as of yet. 

If you are a buyer in Barrington at Pelican Bay, you might find you'll need to do some updating. If you're looking for a bit of a project or are accustomed to making a home, "your own" Barrington might be for you. One of the homes listed here is priced really well while the other two are priced above the market. You might be prepared to negotiate if you're looking for a fair value.  I specialize in assisting buyers get fair pricing and while we might find eventually you may have to walk away from a negotiation at times, you will not feel like you paid too much. If you're ready to start looking, call me today!

If you are a Barrington at Pelican Bay homeowner and you're considering listing your home be advised that pricing is still key despite the fact that Pelican Bay single family homes as a whole are under supplied for the current market. If you have the funds and the energy to do some redecorating before you list, it's possible (with the right selections) you can increase the value of your property and sell faster when you put it on the market.  Pelican Bay is desperate need of remodeled inventory. For more ideas about how you can get your home sold, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Pelican Bay Naples Florida Update

Hello Naples Florida Fans!

Here's a quick update about Pelican Bay!

According to MLS the inventory in Pelican Bay is LEVEL! Whoo Hoo! This means there's (almost exactly) 12 months of inventory available on the market. While this is good news this report might be a little unfair since I fully suspect the inventory to increase considerably during the next few months in preparation for season but the inventory across the board in Pelican Bay is level now which is something I haven't been able to claim in quite some time.

Actual Pelican Bay real estate statistics are as follows:
309 Active Pelican Bay listings
303 Closed during the past 12 months
13 Pending

Last year 212 Pelican Bay properties had closed by this date.
This year 249 Pelican Bay homes and condos have closed.
That's a 15% increase in sales...AWESOME!

Let's do a breakdown on Pelican Bay product:

Pelican Bay Low Rise Condos:
76 Active
103 Closed during the past 12 months
5 Pending
Pelican Bay low rise condos are under-supplied! There's not even a 9 month supply of Pelican Bay low rise condos available.

If you are a buyer, you are not alone. It is wise to purchase with a professional negotiator to assist you. The average list to sales price ratio is currently 92%. Expect that to tighten if inventories continue to shrink and expect prices to rise. I can assist you with this :).

If you are a seller, CONGRATULATIONS! You stuck it out and it may pay off for you. This is not a time to be greedy though as smart pricing is still the key! Make sure you list your property with a Fabulous Realtor who can assist you with details that can put more money in your pocket and take less time. Call me for details.

Pelican Bay Mid Rise Condos:
28 Active
19 Closed during the past 12 months
4 Pending
Pelican Bay mid rise condos are over-supplied! there's still almost 18 months of Pelican Bay mid rise condos on the market.

If you are a buyer, you still have some good talking points when negotiating. If you don't know what those are, that's why you hire someone awesome, like me. :)

If you are a seller, and you can hang tight, I would. If you want to sell anyway, price is going to be key and condition. If you are best priced and best looking, you can still get it done. If you are even better priced and worst looking you can still get it done but you want to hire someone who knows how to put the buyer for your unit on paper! Call me!

Pelican Bay High Rise Condos:
155 Active
116 Closed during the past 12 months
9 Pending
Pelican Bay high rise condos are still over supplied! (16 months of inventory) This is down substantially compared to past analysis.

If you are a buyer, you still have some good talking points when negotiating and if you will consider doing some redecorating that could work out in your favor...if you are an entity that likes to do this for extra income...there are opportunities for you. Give me a shout and we'll discuss best options.

If you are a seller, price is still key and condition helps ALOT too! Make sure you do the things possible to make your unit stand out and make sure your priced accordingly and you should be able to get the job done. I can help if you choose to go that direction!

Pelican Bay Villas:
24 Active
35 Sold during the past 12 months
4 Pending
Pelican Bay villas are still under-supplied as they have been for some time. With barely 8 months of inventory, pickings are slim.

If you are a buyer, the past 12 month historical statistics show the average list price to sales price is 89% I would expect this number to increase and prices to increase as well...If you want a better shot at getting a great deal, call me.

If you are a seller, CONGRATULATIONS. Your competition is few but you will still want your Pelican Bay villa to look great and be priced well for the highest return. Call me for details!

Pelican Bay Homes:
24 Active
30 Sold during the past 12 months
2 Pending
Pelican Bay homes are under-supplied! There's less than a 10 month supply of inventory here.

If you are a buyer, most of the Pelican Bay homes currently available need remodeling. There are a few that have already been remodeled selling for a premium right now. There are still some negotiating points that can help you get a good price even with the low inventory. Call me for help.

If you are a seller, it may be advantageous for you to do some remodeling before putting your home on the market but BEWARE if you short cut your remodel with poor material choices or unprofessional work, it could hurt your more than help you. If you have the ability to do some tasteful updating you might get a premium for your effort. Call me for details!

That's Pelican Bay Naples Florida in a nutshell! Hope you enjoyed the Pelican Bay update and if you have any questions or want more help, just give me a shout!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Breakwater at Pelican Bay

Breakwater at Pelican Bay has been selling at a fabulous rate these days!  I noticed 12 units have sold during the last year, 1 Breakwater unit is currently under contract and there's only 4 left.  That's impressive! The only thing more impressive than that is while a price increase should be expected, the 4 remaining properties still look somewhat reasonable. So if you''re one of those people who like to prove you''re making a sound purchasing decision, you might be able to do that easily here.

On a side note, I''ve been working diligently this summer on my Naples Florida real estate website.  Here are all the things you can do regarding Breakwater at Pelican Bay now:

• Read about the Breakwater at Pelican Bay community
• Review Breakwater at Pelican Bay pet and lease policies
• Check out all Broker Reciprocity Breakwater at Pelican Bay listings
• See all Broker Reciprocity Breakwater at Pelican Bay pictures
• View all Broker Reciprocity Breakwater at Pelican Bay virtual tours
• Analyze an aerial Breakwater at Pelican Bay site map for building location
• Study Breakwater at Pelican Bay floor plans
• Get all available consumer listing details for each property
• Obtain Breakwater at Pelican Bay fee amounts and frequency
• Examine all Breakwater at Pelican Bay past sales
• Send Breakwater at Pelican Bay listing information to friends and/or family
• You can even begin your Breakwater at Pelican Bay offer process

This is part of my commitment to make buying in Breakwater at Pelican Bay an easy and enjoyable experience.  

Hope you enjoy the changes!

Best Regards,
 Shannon Lefevre, PA
Your Naples Smart Girl!

Enclave Naples Florida

Hello Naples Fans!

Just wanted to reach out to let you know I have been busy this summer improving my Naples Real Estate website so when the snow starts to blow, you''ll be able to find your favorite Naples property quickly and easily and purchase so you can hurry up and get down here and enjoy the warm sunshine.  While I''m not reporting about every change I'm doing, I will be reporting about several changes so you will now great things are either here or coming soon. With that said, let's talk about Enclave Naples Florida!

Enclave at Park Shore is one of my most favorite Park Shore high-rise buildings.  The biggest reason why is because there's only one unit per floor and the views of the Naples beach, the Park Shore inter-coastal etc. are amazing!!! The Enclave floor plan is pretty interesting as well.  The building was built in 1991 and you might thing initially that it would look and feel old.  While it doesn't feel brand new, I've marveled at how hard it is to determine her age by just looking at her common areas and exterior.  While I'm sure there are units that may be original the units I've shown have all been remodeled and were outstanding.  So, while you're checking out the Enclave Naples Florida portion of my site know you can do so many things!

• See Enclave Naples Florida condos for sale.
• See Enclave Naples Florida deals.
• See Enclave Naples Florida past sales.
• Review the Enclave Naples Florida floor plan.
• Review the Enclave Naples Florida site plan.
• See all Enclave Naples Florida listing photos found in our Naples Area MLS.
• Send this content to a friend.
• See Enclave Naples Florida on a map and how it sits on the Naples Beach.
• Review the Enclave Naples Florida fees.
• See the Enclave Naples Florida virtual tours.
• Make an appointment to see what's available at Enclave.
• Start the offer process with online form.

This is how I've made purchasing in Enclave Naples, Florida easier than any other possibility.  You can do more here than you can ANYWHERE! I do this because I know you want to click, see and purchase...and now you finally can.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Grey Oaks Naples Florida Update

Good News For Grey Oaks Naples Florida!

I was just reviewing the Grey Oaks real estate market and here's what I found:

Currently there are 69 Grey Oaks properties for sale.
Grey Oaks Single Family Homes = 41
Grey Oaks Condos = 9
Grey Oaks Villas = 19

32 Grey Oaks properties have sold since January 1, 2011 while 47 Grey Oaks properties have sold during the last 12 months.  Only 36 had sold the 12 months prior so sales are up 30%!!!  In fact April was a HOT month for Grey Oaks with 14 closed sales in that month alone.  That's more than double the Grey Oaks sales for any given month during the past 4 years...WOW!

Other interesting Grey Oaks findings was that the average market time (which is such a weird indicator here in Naples anyway) was shrinking:
313 Days for Sales
197 Days for Pending
264 Days for Active listings

The average list price to sales price ratio is only 88% SUPER news for buyers since some sellers are negotiating!  Who's the biggest winner?  So far it looks like the buyer who purchased a Torino at Grey Oaks villa from the developer is the biggest winner negotiating a deal for only 72% of list price for a furnished unit.  A word of caution on the negotiating though...not everyone is discounting their properties to that extent.  In fact there's been one sale in Estuary at Grey Oaks this year who got their full asking price and 13 Grey Oaks home owners received at least 90% of their list price. 

What does all of this mean to you if you're a Grey Oaks buyer right now?  As I've been saying for quite awhile now, there are deals to be had but they are rarely easy to spot just by looking at what's currently available.  While you can search Grey Oaks Deals by lowest priced per square foot and that can help you see who's motivated and who isn't sometimes the presence of a written offer can influence a seller to move when they have "a bird in the hand" if you will. 

It also helps ALOT if you have a terrific agent who can help you negotiate.  If you're thinking about purchasing in Grey Oaks or any Naples luxury golf course community, give me a shout and I'll be happy to help you locate and negotiate a perfect property for you and yours.

If you're a Grey Oaks property owner the odds of getting 100% of list price are not great although they're better than they have been.  You should still expect to do some negotiating.  Please remember though that if you're property is priced out of the market it's going to be really tough to get that offer in the first place.  That's why it's important to go with an agent who knows the market and can assist you with your pricing, presentation and can handle your competition!

For more information regarding Grey Oaks, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!