Naples Real Estate Inventory Update: Naples real estate inventories should be high now. A 13% drop in new listings compared to 2016 could raise prices in some Naples neighborhoods. See where!
Showing posts with label Naples Beachfront. Show all posts
Showing posts with label Naples Beachfront. Show all posts
Wednesday, November 1, 2017
Wednesday, October 11, 2017
Naples Beachfront Condo Update
Naples Beachfront Condo Update: Naples Beachfront Condo Update - If you're thinking about buying or selling a Naples beachfront condo this season, gear up! It's going to be a wild ride!
Sunday, September 1, 2013
Vanderbilt Beach Naples Update
With a 95% list price to sales price ratio running for the last 12 months on Vanderbilt Beach, I'd say today is a great day to be a SELLER in Vanderbilt Beach. Here are some beginning statistics:
There have been 40 (*real) Vanderbilt Beach beachfront sales during the past 12 months. Here's the stats on the Vanderbilt Beach closed sales:- Average list price - $2,438,859
- Average list price/sq.ft. $736
- Average sales price - $2,369,512
- Average sales price/sq.ft. $708
- Average days on the market 206
As you can see from the photo above the properties located on the right side of the photo is Regatta and while it is very much a short distance to the beach it is not beachfront.
The second offensive rich location is located on the north side of Vanderbilt Beach best described as Bluebill Avenue:
Once again...a short walk to the sand (but a longer jaunt than those properties listed across the street from the beachfront properties on Gulf Shore Drive...or is it Gulfshore Drive? Believe it or not the tax records available to the REALTORS through MLS show it both ways depending on what property you're viewing. When you search Vanderbilt Beach properties you'll see both ways on the listings because the address from our tax data auto populates into our listings. The tax data is wrong, the listing data is wrong. Welcome to my world :). It's little reasons like this that makes it important to have an expert on location helping your identify properties that fit your requirements and helping you with paperwork saving you time and money.
Back on course...
Vanderbilt Beach properties for sale statistics:
- 20 Active Vanderbilt Beachfront properties exist today.
- Average list price - $1,874,471
- Average list price/sq.ft. - $658
- Average market time - 165 days
MORAYA BAY NAPLES Statistics:
A whopping 21 condos in Moraya Bay have sold during the past 12 months that's 29% of the building unless you want to count the other 7 units that are under contract right now bring the sales % for Moraya Bay up to 38%...SAY WHAT? Yes, my friends, people have been purchasing these super high end beachfront condos out of season as well. 4 in June and 3 in July alone...WOW. That's amazing! While we're on topic, yes pricing is creeping up unless you want to count that one they're keeping at really low price to get you in the door. It doesn't cost more to have somebody on your side going in...and it's a pretty good idea to do so. My job is to get people stuff and I'm good at it :).
What I've talked about mostly is YESTERDAY'S news so let's talk about now.
Of course the 7 units still on the market in Moraya Bay are going to feel brand new. While much of Vanderbilt Beach has aged, some of these buildings are going to feel substantially better than say some of the older ones in Coquina Sands or Moorings (located south of this location and closer to Olde Naples). Which is good because most of you really like new. If you can't or don't want to afford the millions it takes to get into Moraya Bay then you still have some FABULOUS choices at some pretty decent pricing so don't feel to inflated about that just yet. If you'd like a list of my favorite Vanderbilt beachfront listings, call or email me. :)
With Mercato on the scene just a couple of miles away and still commanding a very young and active vibe this late in the summer, I have to comment that Vanderbilt Beach is showing serious signs of reaping the rewards of cool, sexy night life being SO much closer than it had before it opened. Vanderbilt Beach used to be a four letter word or a complete unknown to much of my clientele but since the opening of Mercato and continued success, it's clearly a destination spot today. Did you know it's closer to the Fort Myers airport? Between 15 and 25 minutes depending on the location of other Naples beachfront destinations...not bad.
Hey since we're talking about traveling let's talk about the weather. I understand many of you are experiencing cooler and in some cases soggier weather than normal. Breckenridge, Colorado saw their first snow today. That's 40 days earlier compared to last year. The tone coming from several of you is anxiousness as you have expressed your desires to purchase in Naples this year. I can help but I need your help. By the uptick of my traffic on my Naples real estate website I'm betting many of you are coming down at or around Labor Day. I've alerted my team and will make every attempt to accommodate you but you need to contact me so I can assess your objectives and get you on the schedule so I can best serve you.
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!
Of course if you have any questions, comments or feedback...I LOVE it! It reminds me some of you are really out there reading :).
Thanks so much for your support! Those of you who have chosen to use my services in which I actually get paid are helping me put my kiddo through school and helping me support my community that I love.
Sunday, July 15, 2012
Foreclosure in Pelican Bay
Hello Naples Friends,
I just received an email from a gentleman who asked, "Are there any foreclosures in Pelican Bay".
The long and short answer to that question is:
There's 1.
As it stands right now there are only 251 active listings in Pelican Bay which equates to 10 months of inventory putting Pelican Bay in an under-supplied inventory status. There are currently 46 pending sales in Pelican Bay today which means despite the time of year, Pelican Bay is experiencing fabulous sales traffic.
Another portion of his question included, "is anything under $250,000 in Pelican Bay for sale". The answer is no.
The lowest priced unit for sale in Pelican Bay is listed for $285,00 and there are only 6 properties in Pelican Bay listed for under $300,000 at this time.
I would not be surprised at all if this is the last year you will be able to find anything under $300,000 for a awhile.
This is just one example of a few Naples real estate requests I've seen lately where I could not accommodate somebody's direct request due to strengthening market conditions. Experience is telling me this is the beginning of a new trend that will last until our general consumer base gets a firm understanding of what's going on in Naples, Florida.
I personally equate shopping for Naples real estate in July to Christmas shopping in June. Y U C K! Nobody wants to do that when there's family vacations, summer bar-b-ques, babies to be born, birthdays to be celebrated, families to be cherished, first homes to be graced etc. BUT, if you're a buyer who wants to negotiate, now is probably the time. Especially if you're thinking you want to buy that winter place in an area like Pelican Bay or Bay Colony or really...any location close to one of our Naples beaches.
Many of you have already take steps to purchase this summer in areas like Pelican Bay, Bay Colony and other Naples beachfront locations. I have experienced dramatic increases in traffic on my Naples real estate website. Web traffic is a terrific indication of projected real traffic in the next 30-60. For those of you who don't know, August and September are typically the least productive 2 months in our calendar year. This year might be a different story.
One of the bonuses about purchasing now is that you can do the lion share of your decision making on my Naples Florida real estate website, I can shoot some video for you for additional information gathering and you (if you're experienced enough) can purchase site unseen so you don't have to take precious time out of your summer agenda to get that winter home deal done. I have a tremendous group of professionals like Naples attorneys, home inspectors etc. who can help you confidently purchase from afar. We can help you get your deal done effortlessly giving you the time to focus on what you most want.
This way you won't find yourself competing with the others who will show up when the winter gusts start to howl and the snow starts to blow because by that time your buyers edge will probably be gone with that same blast of wind. The other point about purchasing now is if you negotiate and close your deal this summer, you can make your place your own before high-season so you can really feel at home while that January sun is kissing our Naples beaches and golf courses. After all is there a better place than Naples to entertain friends and family or just reconnect with your own mind, body and soul during January through April?
For more information or to get the Naples party started, just visit my Naples website or contact me direct!
Happy Summer,
Shannon Lefevre, PA
Your Naples Smart Girl!
I just received an email from a gentleman who asked, "Are there any foreclosures in Pelican Bay".
The long and short answer to that question is:
There's 1.
As it stands right now there are only 251 active listings in Pelican Bay which equates to 10 months of inventory putting Pelican Bay in an under-supplied inventory status. There are currently 46 pending sales in Pelican Bay today which means despite the time of year, Pelican Bay is experiencing fabulous sales traffic.
Another portion of his question included, "is anything under $250,000 in Pelican Bay for sale". The answer is no.
The lowest priced unit for sale in Pelican Bay is listed for $285,00 and there are only 6 properties in Pelican Bay listed for under $300,000 at this time.
I would not be surprised at all if this is the last year you will be able to find anything under $300,000 for a awhile.
This is just one example of a few Naples real estate requests I've seen lately where I could not accommodate somebody's direct request due to strengthening market conditions. Experience is telling me this is the beginning of a new trend that will last until our general consumer base gets a firm understanding of what's going on in Naples, Florida.
I personally equate shopping for Naples real estate in July to Christmas shopping in June. Y U C K! Nobody wants to do that when there's family vacations, summer bar-b-ques, babies to be born, birthdays to be celebrated, families to be cherished, first homes to be graced etc. BUT, if you're a buyer who wants to negotiate, now is probably the time. Especially if you're thinking you want to buy that winter place in an area like Pelican Bay or Bay Colony or really...any location close to one of our Naples beaches.
Many of you have already take steps to purchase this summer in areas like Pelican Bay, Bay Colony and other Naples beachfront locations. I have experienced dramatic increases in traffic on my Naples real estate website. Web traffic is a terrific indication of projected real traffic in the next 30-60. For those of you who don't know, August and September are typically the least productive 2 months in our calendar year. This year might be a different story.
One of the bonuses about purchasing now is that you can do the lion share of your decision making on my Naples Florida real estate website, I can shoot some video for you for additional information gathering and you (if you're experienced enough) can purchase site unseen so you don't have to take precious time out of your summer agenda to get that winter home deal done. I have a tremendous group of professionals like Naples attorneys, home inspectors etc. who can help you confidently purchase from afar. We can help you get your deal done effortlessly giving you the time to focus on what you most want.
This way you won't find yourself competing with the others who will show up when the winter gusts start to howl and the snow starts to blow because by that time your buyers edge will probably be gone with that same blast of wind. The other point about purchasing now is if you negotiate and close your deal this summer, you can make your place your own before high-season so you can really feel at home while that January sun is kissing our Naples beaches and golf courses. After all is there a better place than Naples to entertain friends and family or just reconnect with your own mind, body and soul during January through April?
For more information or to get the Naples party started, just visit my Naples website or contact me direct!
Happy Summer,
Shannon Lefevre, PA
Your Naples Smart Girl!
Tuesday, December 13, 2011
Naples Luxury Real Estate Market Update
Hello Naples Fans! I just attended a contract seminar presented by one of the best real estate attorneys in Naples. He shared best practice points on how to protect buyers and sellers from some of the gruesome pitfalls he's seen so far this year. Also in the audience were about 45 of the other top agents in town. This is an invite only seminar which means this type of information is not readily available to just any agent and yet another reason why you want to list and buy with a Naples Realtor who:
If you're a Naples luxury buyer: Please know this year you are not alone and while cash will usually always speak louder than a mortgage contingency, you will want to act when you see something you like compared to waiting around til the end of season to pull the trigger. I saw a few people last year attempt this and they lost.
This does not by any means signify that we're at the stage in the market where you need to pay full price or over list in almost all cases. This does mean that you will want to behave a little more aggressively to avoid competing with another buyer and be a little more strategic about your negotiations than you've needed to during the past several years to make the best attempt to get your deal done.
If you're a Naples luxury seller: and your property is located on the beach you're in a great spot to make something happen this season provided you don't get too carried away on pricing. The object of the game is to price well, be exposed properly and be prepared to negotiate the best terms possible for you. If you price your property well, the odds of getting two buyers competing for your property at the same time are much better this year. This can be a great way to get the most for your unit if handled well. That's why you want to list your property with an expert who knows not only how to put your property in MLS but can also enthusiastically help you negotiate the best terms. If you're not located on the beach, let's talk about your scenario on a case by case basis. Many of you will still have good news to hear.
Here's something else I found interesting. For the first 12 days of December last year there were 208 properties that went back on the market. Those are properties that had been withdrawn off the market and went back on and properties that were under contract, the contract terminated and then they went back on the market. This number is usually higher during a poor market and lower during a stable market. This year during the same time frame that number is down 42%. Another sign of market stability.
On a side note I want to mention how difficult it can sometimes be to explain a topic that's so inconsistent with the rest of the world. Naples real estate is rarely on the same playing field as so many other markets and has a history of not conforming to what is happening with real estate with the US market as a whole. We were one of the first markets to cool and appear to be one of the first markets to recover. We are happy and consider ourselves fortunate for this. If you have not been following me for long you will be happy to know I am an agent who values true transparency. That's why you'll see actual sales data on my website to help you better understand the Naples market. I do this in an effort to win your business which by the way is my goal. That's why I am so interested in helping you achieve your goal.
Please help me help you by making appointments in advance. It bums me out when I can't assist you personally!
I hope you enjoyed my Naples luxury real estate update. Please contact me direct when you're ready to dive in!
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!
- is properly connected
- knows the contract
- knows how to protect their client
- has their finger on the Naples real estate pulse
If you're a Naples luxury buyer: Please know this year you are not alone and while cash will usually always speak louder than a mortgage contingency, you will want to act when you see something you like compared to waiting around til the end of season to pull the trigger. I saw a few people last year attempt this and they lost.
This does not by any means signify that we're at the stage in the market where you need to pay full price or over list in almost all cases. This does mean that you will want to behave a little more aggressively to avoid competing with another buyer and be a little more strategic about your negotiations than you've needed to during the past several years to make the best attempt to get your deal done.
If you're a Naples luxury seller: and your property is located on the beach you're in a great spot to make something happen this season provided you don't get too carried away on pricing. The object of the game is to price well, be exposed properly and be prepared to negotiate the best terms possible for you. If you price your property well, the odds of getting two buyers competing for your property at the same time are much better this year. This can be a great way to get the most for your unit if handled well. That's why you want to list your property with an expert who knows not only how to put your property in MLS but can also enthusiastically help you negotiate the best terms. If you're not located on the beach, let's talk about your scenario on a case by case basis. Many of you will still have good news to hear.
Here's something else I found interesting. For the first 12 days of December last year there were 208 properties that went back on the market. Those are properties that had been withdrawn off the market and went back on and properties that were under contract, the contract terminated and then they went back on the market. This number is usually higher during a poor market and lower during a stable market. This year during the same time frame that number is down 42%. Another sign of market stability.
On a side note I want to mention how difficult it can sometimes be to explain a topic that's so inconsistent with the rest of the world. Naples real estate is rarely on the same playing field as so many other markets and has a history of not conforming to what is happening with real estate with the US market as a whole. We were one of the first markets to cool and appear to be one of the first markets to recover. We are happy and consider ourselves fortunate for this. If you have not been following me for long you will be happy to know I am an agent who values true transparency. That's why you'll see actual sales data on my website to help you better understand the Naples market. I do this in an effort to win your business which by the way is my goal. That's why I am so interested in helping you achieve your goal.
Please help me help you by making appointments in advance. It bums me out when I can't assist you personally!
I hope you enjoyed my Naples luxury real estate update. Please contact me direct when you're ready to dive in!
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!
Sunday, October 9, 2011
Brighton at Bay Colony Update
Whoa! Brighton at Bay Colony must be singing the same song as the Biltmore at Bay Colony! Here are the current Brighton at Bay Colony stats:
If you're like me, this report feels almost hard to believe. This news does NOT fall in line with what the world is saying about the state of our economic position and the current state of our over all real estate situation and if you're from Canada, you'll find it even harder to stomach....at least that's what I'm hearing from some of my newest Canada prospects.
Why are buildings in Bay Colony still selling so well and how can the Bay Colony market be so stable if the world is falling apart around them? It might have something to do with the fact that Naples was one of the first locations to cool when the whole mortgage meltdown occurred and it's our turn to recover. It could also be that Naples beachfront isn't expanding. There's not really an easy place to expand here so you won't find a wide variety of new beachfront property hitting the market like you might see on the east coast of Florida. We have a limited supply and a nice flow of people who are willing to step up to the plate and purchase here. If you think about it, it's even a little harder to accomplish the purchase of a fabulous unit in Bay Colony today not just because it's harder to get a mortgage....(most people who are purchasing in Bay Colony are paying cash anyway)....but because many of these units need some sort of updating. Lets face it, not everybody is looking for a project....
If you are planning on purchasing in Brighton at Bay Colony: Right now be prepared to purchase on the 2nd floor unless something new comes on the market. You want to work with a smart agent who has some compelling talking points when negotiating and with that, you may not come off the price much...and you're smart or you wouldn't be reading my blog...you can't really blame the seller on that one. If the 2nd floor won't do, be ready to jump on anything else that hits the market (other buyers are on point waiting for new inventory as well) In fact, give me a shout and I'll help you identify other product that may be available.
If you're planning on selling in Brighton at Bay Colony: Congratulations! You are in a FABULOUS market to sell and if you want the most for your unit, contact me immediately! You'll want to get on the market before the end of the year if at all possible because evidence shows people who wait til mid or late season often have a problem with selling during the same season. This could be because many Bay Colony buyers do their research earlier before coming down and have already chosen the units they want to review as a consideration. Call me to get started today!
I hope you enjoyed the Brighton at Bay Colony update. I'm looking forward to assisting you in your sale or purchase so call me today and let's get going!
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!
PS~ There's no easier way to click, see, purchase Naples Real Estate!
- Brighton at Bay Colony condos for sale = 2
- Brighton at Bay Colony sales during the past 12 months = 8
- Brighton at Bay Colony pending sales = 0
If you're like me, this report feels almost hard to believe. This news does NOT fall in line with what the world is saying about the state of our economic position and the current state of our over all real estate situation and if you're from Canada, you'll find it even harder to stomach....at least that's what I'm hearing from some of my newest Canada prospects.
Why are buildings in Bay Colony still selling so well and how can the Bay Colony market be so stable if the world is falling apart around them? It might have something to do with the fact that Naples was one of the first locations to cool when the whole mortgage meltdown occurred and it's our turn to recover. It could also be that Naples beachfront isn't expanding. There's not really an easy place to expand here so you won't find a wide variety of new beachfront property hitting the market like you might see on the east coast of Florida. We have a limited supply and a nice flow of people who are willing to step up to the plate and purchase here. If you think about it, it's even a little harder to accomplish the purchase of a fabulous unit in Bay Colony today not just because it's harder to get a mortgage....(most people who are purchasing in Bay Colony are paying cash anyway)....but because many of these units need some sort of updating. Lets face it, not everybody is looking for a project....
If you are planning on purchasing in Brighton at Bay Colony: Right now be prepared to purchase on the 2nd floor unless something new comes on the market. You want to work with a smart agent who has some compelling talking points when negotiating and with that, you may not come off the price much...and you're smart or you wouldn't be reading my blog...you can't really blame the seller on that one. If the 2nd floor won't do, be ready to jump on anything else that hits the market (other buyers are on point waiting for new inventory as well) In fact, give me a shout and I'll help you identify other product that may be available.
If you're planning on selling in Brighton at Bay Colony: Congratulations! You are in a FABULOUS market to sell and if you want the most for your unit, contact me immediately! You'll want to get on the market before the end of the year if at all possible because evidence shows people who wait til mid or late season often have a problem with selling during the same season. This could be because many Bay Colony buyers do their research earlier before coming down and have already chosen the units they want to review as a consideration. Call me to get started today!
I hope you enjoyed the Brighton at Bay Colony update. I'm looking forward to assisting you in your sale or purchase so call me today and let's get going!
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!
PS~ There's no easier way to click, see, purchase Naples Real Estate!
Wednesday, September 1, 2010
Naples Beachfront Homes
There are technically only 29 Naples beachfront homes for sale right now. Of those 29 homes, 13 of them are located in Barefoot Beach (many people mistake Barefoot Beach as being located in Bonita Springs) and 4 of them are located on Keewaydin Island ( located in "Naples" but Keewaydin is a barrier island only accessible by boat or helicopter).
That really leaves only 12 Naples beachfront homes located in what many consider "Naples proper". Even with the economy the way it is, supply and demand typically rules and let's face it, that's not alot of inventory for an entire town the size of Naples.
There's one Naples beachfront home currently under contract and 14 have sold in the last year so the Naples Beachfront home inventory is actually undersupplied right now.
Now any real estate agent who wants to double check my math might think, "hey Smart Girl, that's not what MLS says"! ...and they would be correct in saying so. But a few boneheads out there have tagged their listings as Gulf front even when they're not even close to being actual Naples beachfront properties so you gotta be careful when you're checking out the data.
I know what's really Naples beachfront and what isn't and that's why you who may be shopping from afar want to contact a Smart Girl like me to help you with your Naples Beachfront home purchase.
Here's a Naples beachfront home currently available on Keewaydin Island which is a FABULOUS place to get away from it all!
You can see some other Naples beachfront homes here.
As always, you're welcome to the complete Naples Beachfront home list. Email your request for the complete Naples Beachfront home list. This list will include all of the homes located on our Naples beaches and won't include the two impostor homes listed as Naples Beachfront but are not. :)
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl
There's one Naples beachfront home currently under contract and 14 have sold in the last year so the Naples Beachfront home inventory is actually undersupplied right now.
Now any real estate agent who wants to double check my math might think, "hey Smart Girl, that's not what MLS says"! ...and they would be correct in saying so. But a few boneheads out there have tagged their listings as Gulf front even when they're not even close to being actual Naples beachfront properties so you gotta be careful when you're checking out the data.
I know what's really Naples beachfront and what isn't and that's why you who may be shopping from afar want to contact a Smart Girl like me to help you with your Naples Beachfront home purchase.
Here's a Naples beachfront home currently available on Keewaydin Island which is a FABULOUS place to get away from it all!
You can see some other Naples beachfront homes here.
As always, you're welcome to the complete Naples Beachfront home list. Email your request for the complete Naples Beachfront home list. This list will include all of the homes located on our Naples beaches and won't include the two impostor homes listed as Naples Beachfront but are not. :)
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl
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