The Gift of Naples Florida

I hope everybody finds themselves this morning with some shiny new Holiday memories! As I reflect on my own memories one that stands out is a phone call I received around 7:00 on Christmas Eve.  Clients who purchased a home in Grey Oaks in November were in town and on their way to the airport to pick up their two children to celebrate their first family Christmas in Naples. I could hear the excitement in her voice when she told me of their arrival and how they were going to spend their time in Naples this year.  She thanked me again for helping them find what they think is the perfect place to make some terrific family memories. 

I marveled over the generosity of her phone call and I'm so glad she shared her anticipation with me. That in essence, is what I really do when I sell Naples real estate. Of course people look for the perfect location, the right decor etc. but ultimately SO many of my clients are in pursuit of the perfect Naples experience.

Whether it's an active lifestyle they desire or perhaps a chance to relax on one of our Naples beaches, we can easily accomplish nearly everybody's wish and when you need a Realtor who can not only find the floor plan and amenity package you are after but they can also imagine your vision of what the real accomplishment entails, call me.  I know how to do that too.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl

PS~ Did you know the official Naples real estate high season shot gun start occurs on January 1? :) Hope to assist you this year!

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!

Marquesa Naples Florida Update

The Marquesa at Bay Colony is the ONLY high-rise in Bay Colony that doesn't have a manned security guard in the lobby which is a SUPER option for those who demand privacy and want to be in control of who they allow in their unit. 



Because it is a low-density building (only 15 floors and 39 units) there isn't much that goes on here.  Last year there was only 1 sale, just like the year before and currently there are 4 on the market.  Of course that looks like a 4 year inventory on paper...well...because there is a four year inventory...I suppose.  Average market time here is 230 days...that's not good but it is a good example of how some people will hold forever to get their price. 

So what's wrong with Marquesa....since I know so many of your are asking me that question as you read this post.  There's nothing wrong with Marquesa. Besides being a little further from the beach and not offering all the amenities as say Toscana at Bay Colony or Salerno at Bay Colony, we have some owners who haven't been as fast to respond to lower pricing.  There have been and still are units in both Toscana and Salerno that are either similar in pricing or even priced below those units in Marquesa plus more amenities plus lower fees plus closer to the beach...there's also more bedrooms in many of the floor plans...ok kinda hard to compete based off all that. 

What is nice about the Marquesa is that you don't have a high-rise neighbor directly to the left of you which is a nice privacy perk and your Clam Pass views are fabulous even though you can't see the Gulf all that well.  Of course the higher you go the easier it gets but the Gulf view is never going to be as prevalent from Marquesa as say it will be from one of her sister buildings located right on the sand just a little bit down the road and for a few dollars more....

Check out what's currently available at Marquesa at Bay Colony or call me direct for all of your Bay Colony needs.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl

Follow Naples Neighborhoods On Twitter

For those of you familiar with Twitter you can follow Naples Florida information regarding some of your favorite Naples neighborhood news like price reductions, new listings and market statistics. Or you can just follow me and there's no telling what I'll write there. 

@PelicanMarsh
@Bay_Colony
@Pelican_Bay
@ParkShore
@OldeNaples
@NaplesSmartGirl

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl

Naples Florida Real Estate Trends

Here are the latest Naples Florida real estate trends occurring. 

Inventory requests - There are some areas where inventory is scarce or nonexistent.  During the last few years inventories had been on the rise and there was plenty out there to choose from in nearly every location.  Over the last couple of days there has been several instances where agents have sent company wide emails asking for pocket listings in various locations because there wasn't product readily available.  This is a new Naples Florida trend and some Naples Florida property owners who have been sitting on the sidelines to wait for a better market might find now a good time to jump in.  The law of supply and demand are in your favor when inventories are low as a seller so if you are located in an area where there is limited inventory, call me and let's work on getting your property sold.  If you don't know what your neighborhood is doing right now, give me a call.  I'd be happy to fill you in.

Not All The Best Deals Have Sold But... -  After doing several searches for my current customer base, I'm finding several locations where the best deal out there was something that's already under contract or recently sold. This Naples real estate trend could suggest property prices are on a slight rise especially if current sellers are not going to sell for considerably less than current list price in some circumstances.   More importantly is the fact that buyer behavior has shifted where a year ago buyers expected to be the one to purchase the lowest priced/best valued property.  My experience is buyers are still being cautious and diligent but being the biggest winner isn't a requirement to get the deal done. 

Buyers take note! If you are looking for the thrill of a kill, your window of opportunity could be closing with shrinking inventories.

For more information regarding Naples Florida real estate contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!
Serving my purpose through content rich informaton about Naples, Florida real estate!
Best Regards!
Shannon Lefevre, PA
Your Naples Smart Girl!
239-595-6223
www.ShannonLefevre.com
“The opinions expressed herein are those of the author and do not necessarily represent the views of John R. Wood Realtors.”

Admiralty Point - A Naples Beachfront Gem

Admiralty Point is a fabulous Naples Beachfront condo that deserves a little recognition! Although the buildings were built in 1976 and 1982, these condos have been magnificently maintained and updated! Here's a peek at all of the work that's been accomplished during the last three years:

Common Area Projects

1. Remodeled West Club House
a. Remodeled kitchen, replaced appliances, installed new furnishings
b. Hurricane code compliant Glass Sliding doors and enclosures installed (withstand 140 MPH winds)
c. Bath Rooms totally replaced
d. New Fitness Equipment installed; will enable “Power of 10” fitness program

2. East Club House HVAC units replaced with code qualified energy efficient units

3. East and West Pool Areas

a. Energy efficient Geothermal ground water heating system installed in each pool
b. New barbecue Areas built adjacent to each pool
c. New Tile installed around pools and lounging areas

4. Har Tru Tennis court surfaces and fences replaced and perimeter court areas re-landscaped.

5. Landscaping substantially updated with native plantings

6. Manager’s office renovated

7. Roads and parking area coated and parking spaces repainted


West Building Projects

1. Entire Building painted and sealed in 2009

2. New Elevators installed

3. New Garage entries installed and garage painted

4. New Electronic Card and FOB entry system

5. Roof and flashing replaced as needed.


East Building Projects

1. New 25- year code compliant Roof installed in 2009

2. New 20- ton HVAC system for the Common Areas installed in 2009

3. New code compliant Emergency Motor Generator installed

4. Entrance Lobby renovated and redecorated

5. All Lanais repaired and strengthened to meet current codes (2 year project)

6. Entire Building painted and sealed in 2009

7. Windows
a. Unit owner windows serviced and maintained
b. All window jambs rebuilt and meet hurricane code
c. New code compliant (150 MPH) common area windows installed (withstand 120 negative pressure)

8. Building landscaping and sprinklers renovated
a. Fire Marshall informed Admiralty Point Manager that existing sprinkler system meets 2014 fire code

Currently there are 8 units in Admiralty Point available ranging from $525,000 to $1,499,000. It might be worth checking it out if you haven't done so recently! See Admiralty Point condos for sale, see other Moorings homes or Moorings condos for sale or contact me direct for more information!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!
239-595-6223