Coquina Sands Naples Florida has experienced tremendous success with 58 pending sales and closed contracts for the last 12 months leaving less than 5 months supply of inventory. Find out what that means for the rest of you who are thinking about buying or selling in Coquina Sands this up coming season.

Let's look at the Coquina Sands real estate market at a glance:

Coquina Sands Homes

8 Coquina Sands homes are on the market right now.  There are 28 sales (and homes under contract) during the past 12 months. That's only 3.43 months of inventory. Of those 8 there are two Naples Casamore homes currently available while 3 of those are currently under contract and two have closed during the past 12 months.  Nearly all of the tear down product in Coquina Sands has closed which pushes the lowest priced home available from the $300's to the $500's currently.  The bottom of the Coquina Sands market has clearly come and gone.

If you're thinking about purchasing a Coquina Sands home:  Time is not your friend.  I encourage you to check out the market as soon as possible, identify something you can be happy with and pull the trigger ASAP. Be prepared for tightened negotiations even though the past 12 months is showing a 90% list to sales price ratio. It is best if you're paying cash and contingencies at this time will probably be frowned upon if not completely refused.  If you have been looking but haven't found what you like, you might try these strategies-

1. Have your agent check MLS several times a day to see what is hitting the market and be prepared to respond as soon as a new Coquina Sands home go live.  This scenario may mean even if you're fast you might compete which does not necessarily put you in the best negotiating position but at least you have a shot at what you like.  It is imperative to work with a quick response agent.  If your agent is used to rolling into the office at 10, taking a 2 hour lunch and scooting out at 4 for happy hour, you may miss more than a few before you reach your goal.
2. Have your agent scout for the perfect property by contacting owners who are not presently on the market in hopes to bypass competition. This route doesn't always put you in a best negotiation situation either because typically if the seller has not been motivated enough to go on the market, you will likely pay a higher price.  Regardless this option might be what it takes for you to get a shot at something you really like.

If you are a seller who wants to sell your Coquina Sands home: Congratulations! You made it through the downturn! Pricing has clearly started to rise but you want to be conscionable about your price even still.  I am starting to see evidence of some crazy pricing which is customary when a market starts heating up.  We are not at that point of the market just yet.  It is wise to list your home with an experienced Naples Realtor.  I am seeing new agents with listings in Naples luxury locations who do not understand the market and are making serious mistakes which will likely lead to longer market times and lower sales prices for those sellers.  It happens.  We have excellent data to help you with your pricing and experienced Naples Realtors like myself have an arsenal of skills and techniques to help you sell your property quickly and for the best price. 
Many of our customers are looking to sell and purchase something else in Naples so you want to do this as quickly as possible before the inventory you're interested in either disappears or takes a big price hike.

Coquina Sands Condos

Coquina Sands high-rise product is the only product in Coquina Sands that has not fully recovered but the numbers are close. There have been 3 Coquina Sands high rise sales during the past 12 months and 4 are currently on the market.  Buyers have talking points here for negotiations! Contact me direct for details.
For mid-rise and low-rise Coquina Sands condos, there's just over 4 months supply of condo inventory here so please review the advice I gave Coquina Sands home buyers and sellers.  It is the same with one exception.  While I fully believe pricing will take a jump within the next few months or so, there are still some great buys here.  The fact that you can still buy a Coquina Sands condo for under $200,000 is a gift.  I fully suspect the five units under $500,000 to disappear fairly fast here. 
Here's why ~ There's 22 Coquina Sands condos priced under $500,000 that have sold or are currently under contract and there's only 5 left (2.73 months of inventory) I would call this an endangered species at this point. If your desire is to purchase a Coquina Sands condo under $500,000 this year, please take my cue....on your mark, get set, go!
That reminds me of a joke my Dad told me once:
A guy goes to the Dr. and says, "Doc, I just don't feel great". So the Dr. runs all these tests and comes back and says, "I don't have good news...you've only got 10". The guy says, "10 what? Years...months"? The Dr. says, "9....8...7". 
The moral of that joke my friends is if you want to pay a good price in Coquina Sands you no longer have years to make your Coquina Sands selections and check out. You no longer have months and months.  The time is now.
For more information regarding Coquina Sands Naples Florida market, contact me direct.
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!

Collier's Reserve Naples Update 9/17/2012

Exciting news about Collier's Reserve Naples Florida.  The market has all but stabilized with the current inventory levels coming in at 15 months of supply (12 months of inventory is stable) This means there still might be time to cut a terrific deal in Collier's Reserve!

As it stands there are 15 Collier's Reserve homes for sale with 12 Collier's Reserve sales during the past 12 months and even though prices have started to increase in this Naples, Florida location, you can still get quite a bit of home for the dollar here! 

Before the downturn Collier's Reserve used to pride themselves with the concept that it took at least one million dollars to break into the neighborhood and that could be true once again in the very near future.  All current listings are currently priced at one million dollars or above at this point. There could still be some lower priced homes hit the market between now and January but time is going to tell on that one.  Just last year there were two homes that sold in the $700's. Those days might be over for awhile anyway.

Here are some important Collier's Reserve real estate statistics you want to know:

• Lowest priced home for sale in Collier's Reserve is currently $1,000,000.
• Highest priced home for sale in Collier's Reserve is currently $2,750,000.
• Average list price in Collier's Reserve now is $1,533,000. (up 2% from homes that sold during past 12 months)
  
• Average list price for Collier's Reserve homes that sold during the past year is $1,501,750 
• Average list price per square foot on currently listed Collier's Reserve homes is $368 (up 3% from homes that sold during past 12 months)
  
• Average list price per square foot on homes that sold during past 12 months is $355
• Average market time on Collier's Reserve homes listed now is 155 days (down 46%)
  
• Average market time on Collier's Reserve homes sold during past 12 months is 239 days
• Average list price to sales price ratio for homes that sold during past 12 months is 90%

Buying a Collier's Reserve home requires more strategy today than last season.  That's why you want to work with a Naples Realtor who can assist you with a compelling negotiating strategy.  There are clear points I can use to help you with your Collier's Reserve buying strategy.  Contact me direct for those points.
Attention Naples real estate investors:  Some Collier's Reserve homes are starting to show their age and could be fluffed up and flipped provided you purchase the right property at the right price.  Contact me for details regarding this opportunity.

Selling a Collier's Reserve home is getting easier as time goes by but you are not out of the woods just yet.  You want a Naples Realtor who can assist you with an effective marketing program and somebody who knows how to help you close the deal on YOUR home not just a home in Collier's Reserve. Contact me today to see what skills I offer to help you get your home sold fast and for the best price with the least amount of hassle.

For more information regarding the Collier's Reserve market, to see Collier's Reserve homes or to list your Collier's Reserve property, contact me direct.
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!