Naples Florida Videos

Hello Naples fans!

As some of you may remember, I'm exploring the vast world of video and trying to figure out how to incorporate it in to my site her to make your Naples experience that much better. While doing some research at a tech conference I'm currently attending, I found some Naples related videos I thought I'd share with you.



Here's one of my favorite restaurant, Trulucks:



Here's one of Waterside Shops, one of my favorite places to shop:







Venetian Village...this one is kinda funny:





Finally one of Naples beaches:





This is just to warm you up. I'll be tip toeing into the world of video shortly and providing you some fabulous Naples tid bits for your enjoyment.

In the meantime, stay warm and if you have any Naples real estate needs, I'm happy to assist!

Best Regards,

Shannon Lefevre, PA

Your Naples Smart Girl!

Naples Florida Ridiculous Deal Alert

Hello Naples Friends!

Every once in awhile I come across something I think is a deal of a lifetime.  I found one of those magnificent Naples deals last night.  This home is located just a couple of miles from the beach and very close to Waterside and Mercato shopping and dining districts.  It features over 12,000 square feet of living space and was built in 2005.  The interior detailing is some of the best I've seen in Naples. If you can afford an exquisite home between 3 and 4 million call me ASAP.  I think this home is worth ALOT more than it's current price as it has just been drastically reduced.  This is NOT my listing and I do not have permission to print specific details about this property publicly. This is why you need to contact me direct if you are interested.  You should call if you have a serious interest but you can always email me if you are just slightly curious.

PS~ 3 more days til Naples real estate high season! Are you ready?

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Naples Real Estate Cyber Monday

In the spirit of Cyber Monday, I wanted to take a few minutes to explain purchasing Naples real estate site unseen.  I can actually hear some of you gasp as you read this but it's not that uncommon and not as scary as you would think with some of the technology we use and the professionals who can assist you through the adventure. 

If you're new to Naples and/or purchasing property, the odds of this being a viable opportunity for you may not be as strong but so many of you have mastered the ability to identify what type of Naples real estate you want to purchase. Many of you use my Naples Florida real estate website as a valued resource for that purpose and ultimately many of you have acquired several properties in countless locations which means much of the mystery in purchasing real estate is non-existent at this point.  You pull from your experience, you know how to identify key professionals to help you with the process and you move forward. This post is probably geared more for you.

The experience is quite simple.  You find what you think you want to take a stab at and usually I go in, shoot some video, send the file to you for your review, I speak with the listing agent and then we formulate a negotiation plan.  Today you can even send me most of the terms of the contract via my website by clicking this button:

This submit offer button can be found on each listing on my site and can help simplify the whole purchasing experience.  So in the spirit of Cyber Monday, I hope you'll click around my Naples real estate site, find something you like, make me shoot a video for you and let's see if we can negotiate a terrific deal for you...afterall...Christmas is just 27 days away and I'm willing to bet there have been some very good boys and girls this year.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Cannes at Pelican Bay Update

Cannes at Pelican Bay...this Pelican Bay neighborhood has been a bit of a sleeper since inception. Here are the stats:

• 0 Active
• 0 Pending
• 1 Closed during the past 12 months

There just isn't a great deal of activity that goes on in Cannes which has much to do with the fact that Cannes at Pelican Bay units were built in 2005 and there's only 16 of them. Of the 4 recorded Cannes at Pelican Bay closings found in  MLS, the lowest priced unit closed for $1,000,000 in January, 2011.  That was only 71% of list price and while that was a pretty good deal, some of the original units sold for less during 2005.  The lowest recorded sales price was $795,000, a unit that closed on 8/16/2005. 

While we're talking about sales data, I discovered the market time in Cannes at Pelican Bay for the 4 MLS sales is quite high, 334 days on average with 881 days being the most time a unit was on the market.  The unit that sold this year was on the market for well over 200 days which is also high. 

Market time in Naples is a crazy point to factor and here's why. So much of the luxury properties in Naples are not primary homes so the inconvenience factor is relatively low compared to the inconvenience one experiences when selling their primary home. Convenience is a HUGE key in Naples and while in primary markets people tend to allow any and all showings possible, seller and tenants don't always allow showings here...especially if it's inconvenient for them.  I know that sounds crazy but that's just how it is.  Many people come to Naples during high season (January-May) to see and buy real estate and many people come to stay in their luxury homes and condos during the same time.  It can be VERY difficult to show real estate on a short notice during this time because many sellers do a TON of entertaining or simply do not want to be inconvenienced with the process of selling their place. If you are thinking about buying in Naples, it is wise to give me at least 48 hours notice if you want to give yourself a good shot of seeing all available properties.  If you give me more notice, you'll have even a better shot.  If you're a seller, there's no better way to sell a property than to let someone see it so please think twice before you refuse that showing.

If you're thinking about buying in Cannes at Pelican Bay: Call me direct and I will see what I can do to locate a Cannes property for you. 

If you're thinking about selling your Cannes at Pelican Bay unit:  You want to price it right to avoid long market times and negotiating greatly off your price even if you're the only one on the market, history has proven Cannes at Pelican Bay buyers will go outside of the neighborhood to make a purchase compared to overpaying in Cannes.  Call me direct for correct pricing and marketing concepts.

I hope you enjoyed your Cannes at Pelican Bay update.  Please call me if I can be of further assistance.

PS~ There are only 71 days til Winter! Do you have your Naples Florida real estate yet?

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!

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

Carlysle at Bay Colony Naples Florida Update 1.5.11

Three cheers for Carlysle at Bay Colony!



Carlysle experienced a FABULOUS 2010!  With only 1 currently on the market and 3 closed this past 12 months, that makes the listing inventory at a 4 month level or UNDER SUPPLY! 

So what happened in Carlysle at Bay Colony that produced such outstanding results compared to her two sister buildings, Biltmore at Bay Colony and Brighton at Bay Colony that paled in comparison as far as closed 2010 sales are concerned? 

First, pricing had a TON to do with it!  With an average of 88% list to sell price ratio and a 99% original list to ending list ratio, it appears only 1 Carlysle at Bay Colony past seller rode the price down through time while the other two Carlysle sellers chose to list pretty close to the price that would cause the unit to sell with just a couple of minor adjustments. 

Now I'm not saying 88% list to sell ratio is a healthy difference....it's still high compared to Pelican Bay as a whole which teeters between 90% and 91% but it's considerably different that the 80% Brighton at Bay Colony experienced last year. 

There's no better way to show value in a community than to prove short market times and low inventory. 2 of the 3 units that sold, sold in less than 6 months which is outstanding for Bay Colony.  One unit took a few contracts, a few back outs and eventually a Carlysle at Bay Colony give away before they experienced a sale...a risk you take when trying to get that last dollar on the table. 

While we're on the subject, let's talk about first offers.  I spoke with one of Naples most successful agents yesterday while shooting video of one of her listings. I explained that while the property she had listed was priced great per square foot...it was a large project and would take a huge amount of money to remodel it and that my buyer's offer would probably reflect this.  She responded by saying,

show me how he came up with his offer, and I'll be happy to present it.  I understand...and you know as well as I do, the first offer is usually the best. 

She explained further her experience when educating sellers of how it works and while many take her advice, many don't and find in retrospect she was accurate in her explanation after losing money by not accepting prior offers. 

For a unit to sell for less than 2 million in a building like Carlysle is such a bonus for the buyer, even if it has to be completely gutted and if I never saw a 1.9 sales price again in this building for a unit with a nice Gulf view, I simply would not be surprised. 

Is this more evidence that the bottom has come and gone in Bay Colony?  Only time will really tell but at least it has in Carlysle at Bay Colony for the time being considering the one left is at almost 3 million. 

To see Carlysle at Bay Colony condos, review Carlysle at Bay Colony sales or review information about Carlysle at Bay Colony, you're welcome to call me direct or visit my Naples Florida real estate website!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Happy New Year Naples Florida Fans!

I'm going to be bold and say the 2011 Naples Florida real estate season has already kicked off.  Although many don't think it really starts until January, many of my colleagues are agreeing they are busy and they're not just busy, they're writing contracts that are working out!  The good news looks like it may be leaning a little more towards the sellers this year for the first time in several.  I don't think we're at the point of raising prices in most Naples luxury communities although there are signs of some increase around town but I do think if you are a buyer, you probably need to get busy. 

There are two reasons why I really think now might be the time to buy. First, I'm not seeing the level of inventory increase as I have during past pre-seasons and I am seeing more buyers inquire for product that is either very low or non-existent and the shortage of supply can only mean one thing....STABILIZATION.

While there are still some Naples communities with an oversupply of inventory, stabilization is occurring more each day throughout Naples in many price ranges and pockets throughout. It will become increasingly more difficult to negotiate going forward into season but there are still plenty of sellers out there with a definite plan to sell so roll your sleeves up and lets get started!

Another factor to consider is recent buyer behavior.  Mindset for purchasing Naples real estate is considerably more positive, optimistic and defined this year compared to a grumpy/wishy-washy and indecisive group the last few years.  Be prepared to at a minimum have company while doing your searching this year as many of your friends and neighbors already have the same idea.  The snow does NOT hurt our activity in Naples LOL!  I'm already seeing signs of people losing out on properties as well.  Please don't look at property today and think you have several months, weeks or days to decide if you want to pull the trigger. If it is a deal, you could easily miss out this year. Some already have.

Another HUGE trend I'm seeing are people waiting until the last day they're in town to schedule appointments with our team and don't have a preplanned appointment.  You may be disappointed if we cannot arrange short notice showings especially on luxury properties my friends so please call us in advance so we can serve you!

For those of you who have signed up to receive my Naples blog, THANK YOU! I appreciate you!!!

I hope everyone has a safe and fabulous 2011! Now let's go buy some Naples real estate!!!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Choosing Naples Real Estate Wisely.

I showed a high rise condo in Pelican Bay yesterday to a fabulous family looking to accomplish a lot of square footage with a Gulf view for a good price.  They were similar to many of my clients who are already familiar with where they want to purchase and by the time they called me, they had already been clicking around on my Naples Florida real estate website and had identified two properties in Pelican Bay appearing to fit their needs.  Unfortunately one was already under contract. 

After showing the unit, it became evident that while they though the unit was priced well and offered enough space...it may be difficult to resell in the future.  That coupled with a few other concerns regarding how they intended on using the property made them hesitate writing an offer.  I won't go into details here as to why but let's just say there's compelling evidence to suggest when they're ready to do something different down the road, there may be other options where their investment will do better.

When you're working with me, I'll give you all of the details you need to make the smartest purchasing decision possible.  Even if you decide to purchase property that might have some additional risk involved, at least you know about it and that risk won't become a surprise when you decide to sell.  It's called an educated purchasing decision. Something you won't have the luxury of when working with an agent who simply can't offer inside intelligence.  This is one of the biggest attributes that separates the superior agent from the inferior one.

For more information regarding the Naples real estate market, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Naples Florida Price Adjustments

Price adjustments are a busy business for Naples Florida real estate.  There were 363 Naples Florida properties in MLS this past week that had price adjustments.  When I type "price adjustments" you might think they were all reductions, but there are always some price increases in the bunch as well. With some Naples locations now appreciating, you'''ll see that happen.

There are some really nice reductions in Naples this week.   Here are 17 Naples price adjustments I have permission to blog about.  This link will remain live for approximately 3 weeks.

If you want the full list, you'll have to email me direct.  Make sure you ask me for the Naples price adjustment list.

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.”

Happy New Year From Naples Florida

Happy New Year! According to a message I received from my Broker at 6:55 this morning, there were 10,110 active listings and 8,794 sales closed during the last year in the Naples and Bonita Springs market. This brings the current inventory to less than a 14 month supply...an important sign that the Naples/Bonita Springs real estate market is leveling. In fact, this is the strongest the Naples real estate market and Bonita real estate market has looked in years!

As the market continues to level, sellers will negotiate less off asking prices and buyer competition will probably increase. There have been quite a few calls and emails from buyers who are now ready to purchase and fear the lowest prices are at or near. I also believe we'll start seeing prices begin to creep up. Signs of all three of those suggestions have already started to occur.

I've also noticed a continued rise in my Naples Florida real estate website traffic. This traffic usually turns into showing traffic around 30-45 days down the road.

If you've been monitoring the Bonita Springs and/or Naples Florida real estate market and want to purchase at a great price. I believe this may be the year you want to make your move.

Happy New Year!

Shannon Lefevre, PA
Your Naples Smart Girl!

Beachfront In The Moorings Released!

I've just added all of the Moorings beachfront property to my Naples Florida real estate website. It's not as pretty as it normally is due to the time constraints I've had lately but it should be the easiest way to search beachfront in Moorings Naples Florida compared to any other website.

The reason why I did a quick add is because I've noticed:

• A recent increase in requests for Moorings Beachfront property
• Some outstanding pricing in some of these locations
• Inventory in buildings that seldom have availability
  

So I didn't want you to miss out. If you have questions regarding Moorings Naples Florida, give me a shout. I'm happy to assist!

Best Regards,

Your Naples Smart Girl!

Aria At Park Shore Naples Florida Update!

Aria at Park Shore Naples Florida could certainly be called a Naples Florida high-rise success story for 2008. Last year 12 units sold! Currently there are only 11 units on the market making that less than a 12 month inventory. I've recently updated my Aria at Park Shore pages on my Naples Florida real estate website. From www.ShannonLefevre.com you can:

• Learn more about Aria at Park Shore
• See Aria at Park Shore condos for sale
• Review Aria at Park Shore floor plans
• Review Aria at Park Shore site plan
• Research Aria at Park Shore past sales

Aria at Park Shore was the last building to be built on the beach at Park Shore and it truly is a fabulous condominium but I wouldn't be surprised if we didn't see a neighbor or two come down either in Park Shore or the Moorings area with new construction to replace...it's just simply that time.

For more information regarding Aria at Park Shore, contact me direct.

Best Regards,

Your Naples Smart Girl!

Naples Florida Real Estate History

Hi! I received a call from a gentleman asking me to update the sales history at Quail West and create a sales history for Mediterra and Grey Oaks - Estuary. I have completed his request and you can access that information from the links below:
Quail West Sales
Mediterra Sales
Grey Oaks Sales
Estuary Sales
I make improvements to my Naples Florida real estate website everyday. If you are looking for Naples Florida information you can't find, let me know. I'll be happy to accommodate you.
PS~ From phone request to implementation today was just over 3 hours....not bad considering he called in the middle of my work out!!!

Best Regards,
Your Naples Smart Girl

Le Ciel Venetian Tower Update

Le Ciel Venetian Tower has just been added to my Naples, Florida real estate website. From there you are able to read community information about Le Ciel Venetian Tower, review Le Ciel Venetian Tower condos for sale and check out the Le Ciel Venetian Tower site plan.

Le Ciel Venetian Tower is a fabulous beachfront condominium located in Park Shore and currently there are 3 units available. Pricing begins at $1,495,000 and increase to just over $2,000,000.

For more information regarding Le Ciel Venetian Tower, contact me direct or feel free to take a peek at Le Ciel Venetian Tower on my website.

Best Regards,
Your Naples Smart Girl!

Venetian Villas at Park Shore Update

Venetian Villas at Park Shore has just been added to my Naples, Florida real estate website. From there you will be able to read community information about Venetian Villas, check out Venetian Villas for sale and review the Venetian Villa site plan.

Venetian Villas at Park Shore is a beautiful subdivision within Park Shore featuring just 32 villas. Located on Venetian Bay and just across the street from the Gulf of Mexico, this area is truly special.

Currently there are three listings available at Venetian Villas all of which can be found on my website. Pricing begins at just under $1,300,000 and increase in price to $1,725,000.

For more information regarding Venetian Villas contact me direct or feel free to check out Venetian Villas at Park Shore on my website.

Best Regards,
Your Naples Smart Girl

Brittany at Park Shore Update

The Brittany at Park Shore portion of my Naples, Florida real estate website has just been created. From the Park Shore tab you are able to access Brittany at Park Shore community information, review Brittany at Park Shore floor plans and the Brittany at Park Shore site plan complete with swimming pool and beach cabana design.

If you're interested in seeing Brittany at Park Shore condos for sale, you are able to review all condos currently available through the IDX system. Today there are six units available starting at $1,795,000 and increasing in price to $2,350,000. All active listings in MLS are presently on my website as well.

For more information regarding Brittany at Park Shore. You are welcome to take a peek at Brittany at Park Shore or feel free to contact me direct.

Best Regards,

Your Park Shore Smart Girl!

Estates at Bay Colony Update

Estates at Bay Colony has been updated on my Naples, Florida real estate website. Those updates include new pictures of The Estates at Bay Colony, The Estates at Bay Colony site plan, community information and all listings offered through IDX that are currently available.


The Estates at Bay Colony is the most prestigious subdivision in Pelican Marsh. Some of the most amazing homes located in Naples, Florida can be found here so if you're wanting something exquisite with the ability to belong to a fabulous golf community, beach and tennis club, feel free to check out The Estates at Bay Colony or contact me direct!

Best Regards,
Your Naples Smart Girl!

Esplanade Club at Park Shore Update

Esplanade Club at Park Shore has been updated on my Naples, Florida real estate website.

Those updates include community information about Esplanade at Park Shore, a page where you can see all Esplanade at Park Shore condos for sale currently offered through IDX, (as it stands today there are 8 total ranging in price from $1,795,000 to $730,000) Esplanade Club floor plans and Esplanade Club site plans are also available.

Esplanade Club is an atrium style beach front condominium located in Park Shore Naples, Florida. For more information regarding Esplanade or any other Park Shore property, feel free to check out my website or contact me direct!

Best Regards,

Your Naples Smart Girl!