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!

Carlysle at Bay Colony

Carlysle at Bay Colony has some recent exciting news.  Here's the latest Carlysle at Bay Colony statistics:

• Carlysle at Bay Colony condos for sale = 3
• Carlysle at Bay Colony sales during the past 12 months = 1
• No pending Carlysle at Bay Colony condos are pending at this time.

Bucking what seems to be the topic of the month is the fact that Carlysle for much of the year was sold out with it's one and only listing available for the 2011 season going under contract in early February and closing in April. 

On the surface there appears to be 3 years of inventory in Carlysle at Bay Colony. I have to admit, that's not a fair picture.  You can't sell what isn't for sale....well you can but that's a blog for a different day.  Seriously though the first listing in preparation for the 2012 season or perhaps sooner went on the market in September with two more hitting the scene this month and let me tell you....there's a REAL beauty in the mix!  I really think there's something for everybody here and priced pretty well for the most part.  You should take a peek at the current Carlysle at Bay Colony condos for sale if you're remotely interested.

If you're thinking about buying Carlysle at Bay Colony: You want to come early if you want your pick of the litter and knowing many of Bay Colony's most fabulous fans, I have a sneaking suspicion one of those is really going to knock your socks off.  I don't really expect it to be on the market long so let's do it today before it's gone or you find yourself in a bidding war.  Bidding wars are only fun for the seller (usually) and let's face it, when you're the one bellying (is that a word?) up to the bar, you want to be treated as you should and that's really hard to do when there's more than one of you at a time.  With a 90% list price to sales price ratio it's going to take alot more than a "poor economy" spiel to get the deal you're looking for and with my 5 point negotiating plan you may have a better shot.  Call me today and let's GO :)

If you're thinking about selling in Carlysle at Bay Colony:  Price well.  Look pretty and hire a listing agent who knows how to smile! You want your magnificent place represented by a smart agent who knows how to do it and since there's competition now, it doesn't hurt to be pleasantly aggressive. You want someone who knows how to attract ready, willing and able buyers and buyers who are happy to be purchasing in Bay Colony.  You don't necessarily want to sign up with someone who knows how to open the door to your home as readily and excitedly as they do all their other listings which are by the way, your neighbors.  Call me today for more ways to a smooth sailing transaction!

I hope you enjoyed my Carlysle at Bay Colony update. For more about Bay Colony, Pelican Bay or Naples Florida real estate, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Chateaumere at Pelican Bay Update

Hello Naples Fans!
I'm going to do a double post regarding Chateaumere at Pelican Bay and Chateaumere Royale at Pelican Bay for your viewing pleasure today! Here's the current Chateaumere real estate statistics:
Chateaumere at Pelican Bay:

• 6 Chateaumere at Pelican Bay condos are currently for sale.
• 1 Chateaumere at Pelican Bay condo is under contract.
• 2 Chateaumere at Pelican Bay sales have occurred during the past 12 months.

Chateaumere Royale at Pelican Bay:

• 2 Chateaumere Royale at Pelican Bay condos are currently for sale.
• 4 Chateaumere Royale at Pelican Bay sales have occurred during the past 12 months.

This is a good news/not so good news report depending on whether or not you're a Chateaumere at Pelican Bay buyer or seller.  Let's start with the high-fives!
Chateaumere Royal at Pelican Bay: Congratulations on your 4 sales last year! That along with your decision to replace all the glass in the building to current storm code was a magnificent move on your part! Now if we could just work on those fees and pet policy we'd really have something! I do think there's a unit in here being offered at a remarkable price.  It probably won't take you too long to find the deal if you take a peek! 
If you're thinking about buying in Chateaumere Royale:  The list of available properties is short and technically it's a seller's market there right now.  That may show a little on the pricing but that can't stop a smart agent from preparing a compelling plan to help you purchase.  Give me a call today and let's get started. 
If you're thinking about selling in Chateaumere Royale: The odds are in your favor but make sure not all of you jump in at once.  Pricing is still the key here and can be proven with not only historical statistics but current numbers as well.  I can assist you with a winning plan to help you get your property sold this upcoming season!
Chateaumere at Pelican Bay:  There's a bit of an oversupply here and while there's current movement, as a seller I'm not sure I would want to compete unless I was prepared to list at the proper price and/or had something truly magnificent.  There are some obvious non-players in the current market now and a quick peek at the Chateaumere condos for sale will help you uncover who they are.  This is also reflected with the market time rolling in at an average of 294 days (26% higher than Pelican Bay average) and an average list price to sales price ratio rolling in at 88% (3% lower than the Pelican Bay average as a whole).  That means some Chateaumere units are priced a little higher than should be if they want to see some movement.  This is a good time to talk about a healthy listing.  When you're listed with an agent or company who knows how to expose your property to a real group of ready, willing and able buyers, you should be seeing around 3 genuine showings per week on the unit....that is if you're priced correctly.  If you're experiencing fewer showings than that, it could be you're priced inappropriately or perhaps the condition of your unit could use some help.  One thing is certain, you shouldn't be wondering why your property isn't selling but that's a whole other blog post. 
If you're thinking about purchasing in Chateaumere:  There are some nicely remodeled units on the market now and some projects ranging between low 400's and increasing in price to nearly 700k. Let's take a peek and see what hits your funny bone and if you want to take a stab at something, I can help you come up with a brilliant negotiating plan. Give me a shout and let's get started today!
If you're thinking about selling in Chateaumere:  Be prepared to compete aggressively or wait. Call me for the details.
I hope you enjoyed today's Pelican Bay blog post.  If you have any questions regarding Chateaumer at Pelican Bay, I'm happy to assist and I look forward to serving your Naples real estate needs in the future. 

PS~ I just pulled some numbers for one of my media contacts today.  Did you know So far this month Naples new listings are down 36% compared to last year and of the listings that have been taken, nearly 14% of those have either already closed or are currently under contract!  Time to get moving!

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

Chanteclair Manor at Pelican Bay

Chanteclair Manor at Pelican Bay is having a great year too! 2 Chanteclair units have sold during the past year which means there is only 6 months of Chanteclair Manor at Pelican Bay inventory on the market at this time.  If you've been following my Naples real estate blog, that means we are UNDER-SUPPLIED here. 

This news should not come as a surprise since Chanteclair Manor is considered a Pelican Bay villa community and we all know how under-supplied Pelican Bay villas are throughout the community.  What is surprising though is the average market time in Chanteclair Manor coming in at a whopping 351 days...that's almost a year.  Many people would think, well...it's because those units were clearly overpriced...but were they?  The list price to sales price ratio in the Chanteclair Manor neighborhood is nearly 91% of list.  So the million dollar question today is:

Would you wait a year to get 91% of your list price or would you sell for less to sell faster?

If you're interested in purchasing in Chanteclair Manor:  There's one left.  If that doesn't work for you, check out the other Pelican Bay villas for sale or call me direct!

If you're considering purchasing in Chanteclair Manor:  Let's get together! I can help you with everything from finding the right stager to listing at the right price. 

For more information about Chanteclair Manor or Pelican Bay, Contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Chanteclair Maisonettes at Pelican Bay Naples Florida Update

Chanteclair Masionettes at Pelican Bay has had a TREMENDOUS year!  Here are the Chanteclair Masionettes at Pelican Bay real estate stats:

• Current Chanteclair Masionettes at Pelican Bay condos for sale = 0
• Pending Chanteclair Masoinettes at Pelican Bay condos pending = 1
• Chanteclair Maisonettes at Pelican Bay sales during the past 12 months = 5

Chanteclair Maisonettes at Pelican Bay is sold out and has had a record breaking year! Below is a graph of all the SunshineMLS recorded sales on record and after studying the public records this may be the most sales in Chanteclair Maisonettes since the beginning of the community in 1989.

This is just another blaring example of the movement we've seen in Pelican Bay this year and Pelican Bay does not stand alone when we talk about Naples Florida communities with a shortage of inventory.

If you are interested in purchasing in Chanteclair at Pelican Bay:  If you really want to be in Chanteclair Maisonettes, I may be able to locate one for you but you must know the current list price to sales price ratio is currently at 95% which is slightly higher than the Pelican Bay average at this time.  Any deals to be had in Chanteclair Maisonettes at Pelican Bay has probably already been purchased.

If you are interested in selling your Chanteclair at Pelican Bay condo:  You should be able to net more than past sellers in this community provided your unit is in good condition.  Call me direct with some ideas on how you can net the most on the sale of your Chanteclair Maisonettes at Pelican Bay condo!

For more information about Pelican Bay or any other Naples Florida real estate, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Carlton Place at Pelican Bay Update

Carlton Place at Pelican Bay has experienced a fabulous year...Here are the Carlton Place at Pelican Bay real estate statistics:

• Carlton Place at Pelican Bay Listings = 0
• Carlton Place at Pelican Bay Pending Properties = 0
• Carlton Place at Pelican Bay Sales during the past 12 months = 4
  

CONGRATULATIONS Carlton Place for selling out of all available product!

If you're considering a Carlton Place at Pelican Bay purchase:  Give me a shout and let me see if I know somebody who would consider selling at this time or you might consider an alternative Pelican Bay community like Cocobay at Pelican Bay.

If you're considering selling your Carlton Place at Pelican Bay home:  Give me a shout.  Average sales price per square foot in Carlton place is 401/square foot but depending on what you have to offer, yours might be worth a whole lot more.  Call me for all the reasons why and let's get started today!

The real story at Carlton Place at Pelican Bay is about the market time.  The average market time for the units that sold during the past 12 months in Carlton Place at Pelican Bay is 364.5 days....a YEAR on the market does not usually signify a hot market don't you agree?  It's as if they all sat and then they all sold.  BUT as you can see from the results....it could be proof that what my colleagues and I have been chirping about as far as inventory disappearing is true.  I believe I showed each of the units that sold last year at least once or twice and all were special in their own way.  In fact, I nearly sold one of the units to a couple who ended up purchasing in Pinecrest at Pelican Bay instead.  During that process one of the past owners at Carlton Place even had the courage to present an offer to my buyer because of the positive feedback he had received.  It's a technique that could be considered "aggressive" or "out of the box" but it is a super way to encourage a positive engagement with a potential buyer.  Had the home fit the needs of my client it probably would've worked out for them.  Ultimately my client decided he needed to take a stab at a Pelican Bay single family home instead of a Pelican Bay villa which brings to another conversation I recently had with a potential new customer I've been talking to lately. 

Her question she asked recently was whether or not Pelican Bay mid-rise condos were in high-demand and if I show them on a regular basis.  I personally don't show a great deal of Pelican Bay mid-rise condos because not too many of the buyers I've worked with ask for them specifically compared to other types of Pelican Bay properties.  Sometimes buyers aren't 100% sure what they want and have a hard time envisioning what they'll be doing with their time here and who they'll be doing it with.  While some of my clients know they'll be entertaining friends and family a great deal...others are still very much unsure about the details that concern what type of living arrangements will best fit their needs. That's why it's common to show one client a good cross section of several different types of properties so they can get in and, "see, touch and feel" their way into an idea of what they think will work for them.  I can uncover much about their uncertainty through a series of questions I ask but sometimes it actually takes getting inside to actually, "get it".  I remember once talking with a couple who were considering putting their Pelican Bay condo on the market after owning it for a relatively short period of time...if memory serves under 2 years.  She had made a comment about how she had wished her Realtor had been a little more insightful about her needs and how maybe she had made a mistake with going with somebody who may have just been after a deal instead of taking the extra time to make sure they would be happy for their duration in Naples. 

Many people trade up and down several times within Pelican Bay as their needs and/or wants change not necessarily because they had a crummy real estate agent.  Of course this happens more frequently in an appreciating market than it does in a flat or depreciating market for sure.  You'll find when we work together,  I will actually try to get inside your head and figure out what you want even if you don't even know yet.  I'm pretty good at that and that's just part of the reason why I give GREAT RESULTS!

I hope you enjoyed my Carlton Place at Pelican Bay update.  For more information regarding Pelican Bay or any Naples area, 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