Pelican Bay Single Family Home Update

Hello Naples Friends,

It's time for the Pelican Bay high rise report! Here I'll tell you:

• How the Pelican Bay high rise market has performed
• What's going on now with the market
• What buildings are winning, losing and standing still

The past 365 day performance of Pelican Bay high rise product:
A whopping 162 high rise condos in Pelican Bay sold during the past 12 months. With only 4.44 months on the market, that puts this segement in a pretty good undersupply. Prices are still going up but not at the rapid pace they have been. In fact, there have been 17 price reductions with the units currently on the market but there's also been 4 price increases as well.
The market is slowing down at a pretty fast pace though. Market time is up 87%! That means Seller's, it's time to look at your traffic and decided if you're priced where you need to be and if you're planning on hitting the market for the 2016-2017 selling season, you'll want to price it right this year and have a great strategy to attract buyers. We have one already in place so you might as well call us since you heard it here first!
Even though list price to sales price ratio is 94% (That's pretty strong for Naples) and even though our inventories are low, I expect our inventories to increase as it always does starting around October. This is excellent news for Buyers because they should start seeing some relief in prices and have more options to choose from.  You'll want to work with a proven professional and a Pelican Bay resident like myself to help you navigate your way through a successful sale. Call us, we'll help you hit your objective!
Here's how each building is performing:
Biltmore at Bay Colony: UNDERSUPPLIED WE NEED LISTINGS HERE!

• 1 active
• 1 pending
• 1 sold during the past year.
• 95% of list to sales price ratio

Brighton at Bay Colony: I NEED '04 STACKS AND LOWER FLOOR LISTINGS HERE!

• 2 active
• 2 sales during the past year.
• 92% of list to sales price ratio

Cap Ferrat at Pelican Bay: There's lots to choose from here. Might be some opportunities for remodeling too!

• 6 active
• 7 sales during the past year
• 94% of list to sales price ratio

Carlsyle at Bay Colony: WE NEED INVENTORY HERE!

• 0 active
• 2 sales during the past year
• 89% of list to sales price ratio

Chateaumere Royale: WE NEED INVENTORY HERE!

• 0 active
• 1 pending
• 2 sales during the past year
• 100% list price to sales price ratio (How about that for perfection?)

Claridge at Pelican Bay: WE NEED INVENTORY HERE!

• 1 active
• 0 pending
• 5 sales during the past year
• 97% list price to sales price ratio

Contessa at Bay Colony: WE NEED INVENTORY HERE!

• 1 active
• 1 pending
• 1 sale (I had the buyer on the only unit closed so far this year)
• 88% list price to sales price ratio

Coronado at Pelican Bay: WE NEED INVENTORY HERE!

• 1 active
• 1 pending
• 8 sales during the past year
• 93% list price to sales price ratio

Dorchester at Pelican Bay: WE NEED INVENTORY HERE!

• 1 active
• 0 pending
• 3 sales during the past year
• 89%  list price to sales price ratio

Grosevenor at Pelican Bay: ONE OF THE MOST AFFORDABLE PER/SQUARE FOOT OPTIONS!

• 4 active
• 1 pending
• 9 sales during the past year
• 95% of list price to sales price ratio

Marbella at Pelican Bay: This is an assisted living building with onsite medical services and meal service

• 3 active
• 0 pending
• 4 sales during the past year
• 94% of list price to sales price ratio

Marquesa at Bay Colony: WE NEED LISTINGS HERE!

• 0 active
• 0 pending
• 1 sold this year
• 95% of list price to sales price ratio

Montenero at Pelican Bay: WE NEED LISTINGS HERE!

• 3 active
• 0 pending
• 6 sales during the past year
• 93% of list price to sales price ratio

Mystique at Pelican Bay: A SELECT NUMBER OF LISTINGS ARE NOW IN MLS

• 2 active
• ? pending
• ? sales during the past year (all data is not being recorded in MLS yet)
• ? of list price to sales price ratio

Remington at Bay Colony: 3 OF THE 7 BEACHFRONT CONDOS ARE HERE! CHECK THEM OUT!

• 3 active
• 0 pending
• 1 sale during the past year
• 91% of list price to sales price ratio

Salerno at Bay Colony: THIS BUILDING HAS AN OVERSUPPLY OF INVENTORY

• 4 active
• 0 pending
• 1 sale during the past year
• 93% of list price to sales price ratio

St. Kitts at Pelican Bay: WE NEED LISTINGS HERE!

• 2 active
• 0 pending
• 9 sales during the past year
• 94% of list price to sales price ratio

St. Laurent at Pelican Bay: BIG WATER VIEWS IN UNITS CURRENTLY FOR SALE!

• 3 active
• 0 pending
• 3 sales during the past year
• 91% of list price to sales price ratio

St. Lucia at Pelican Bay: COOL UNIT HERE!!!

• 1 active
• 1 pending
• 3 sales during the past year
• 94% of list price to sales price ratio

St. Maarten at Pelican Bay: OPEN AIR LANAIS COMPARED TO "SCREENED" HERE CHECK THEM OUT!

• 4 active
• 0 pending
• 4 sales during the past year
• 98% of list price to sales price ratio

St. Marissa at Pelican Bay: UNDER 800K HERE!

• 2 active
• 0 pending
• 5 sales during the past year
• 95% of list price to sales price ratio

St. Nicole at Pelican Bay: SOME OF THE BEST WATER VIEWS ARE HERE!

• 4 active
• 0 pending
• 4 sales during the past year
• 100% of list price to sales price ratio

St. Pierre at Pelican Bay: BRING YOUR IMAGINATION!

• 1 active
• 0 pending
• 5 sales during the past year
• 94% of list price to sales price ratio

St. Raphael at Pelican Bay: NICE LISTINGS HERE!

• 2 active
• 2 pending
• 5 sales during the past year
• 94% of list price to sales price ratio

St. Tropez at Pelican Bay: WE NEED LISTINGS HERE!

• 0 active
• 0 pending
• 3 sales during the past year
• 95% of list price to sales price ratio

Stratford at Pelican Bay: SOME OF THE MOST AFFORDABLE PER SQUARE FOOT HERE!

• 2 active
• 1 pending
• 1 sale during the past year
• 100% of list price to sales price ratio

Toscana at Bay Colony: NICE UNITS LISTED HERE! CHECK THEM OUT!

• 2 active
• 0 pending
• 4 sales during the past year
• 93% of list price to sales price ratio

Trieste at Bay Colony: GOOD DEALS PER SQUARE FOOT FOR BAY COLONY HERE!

• 5 active
• 0 pending
• 1 sale during the past year
• 84% of list price to sales price ratio

Windsor at Bay Colony: WE NEED LISTINGS HERE!

• 0 active
• 0 pending
• 2 sales during the past year
• 92 % of list price to sales price ratio

Ok, that's all for today. I hope you enjoyed my Pelican Bay high rise report. If you want more information or want to set an appointment to list or sell your Pelican Bay property or any Naples property, call us. We'll be happy to assist!
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!
239-595-6223

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!

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!