Naples Real Estate Update 12/17/2013

Season's Greetings Naples Friends,

I've found it challenging to post this pre-season due to all of the Naples real estate buying and selling traffic we're experiencing. I hope you'll forgive and find this post informative.
I projected this upcoming season was going to be a bit of slug-fest for Naples real estate buyers this year and so far I've been accurate.
I won't bore you with the same details as I've explained in the past several posts about how sellers are less accommodating and buyers are more aggressive and how hearts are breaking throughout Collier County due to competing offers and somebody losing out but I do want to alert you of a trend I wasn't necessarily expecting...yet.
When the bottom fell out of the Naples real estate market (I guess the music stopped somewhere between 2006 and 2008 depending on location) I remember distinctly hearing on numerous occassions, we will never see Naples real estate prices like that again. Today we are seeing even higher pricing in some circumstances already.
You can read the rest of this post here: Naples real estate update

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Season's Greetings Naples Friends,

I've found it challenging to post this pre-season due to all of the Naples real estate buying and selling traffic we're experiencing. I hope you'll forgive and find this post informative.
I projected this upcoming season was going to be a bit of slug-fest for Naples real estate buyers this year and so far I've been accurate.
I won't bore you with the same details as I've explained in the past several posts about how sellers are less accommodating and buyers are more aggressive and how hearts are breaking throughout Collier County due to competing offers and somebody losing out but I do want to alert you of a trend I wasn't necessarily expecting...yet.
When the bottom fell out of the Naples real estate market (I guess the music stopped somewhere between 2006 and 2008 depending on location) I remember distinctly hearing on numerous occassions, we will never see Naples real estate prices like that again. Today we are seeing even higher pricing in some circumstances already.
You can read the rest of this post here: Naples real estate update
- See more at: http://activerain.com/blogsview/4278250/naples-real-estate-update#sthash.LUeCS4Ap.dpuf

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!

Homes Built Before 1950 For Sale In Naples

Somebody searched, "Homes Built Before 1950 For Sale In Naples" today according to my Google analytics statistics.  I doubt they foundd what they were looking for easily so I thought I would pull the search for them and post it here.  Since they did not contact me direct, I may never know if they find this link. :(

There are 19 homes available in Naples Florida built before 1950 and some of these are amongst the most charming homes in all of Naples. Pricing ranges between $69,000 for a tiny 1 bedroom home in Whispering Pines to a whopping $11,600,000 for a Gulf view home believed to have been built by Addison Mizner.  You can see all of the homes here:

Homes built before 1950 For Sale in Naples

This link will remain live and continue to update itself for about 3-4 weeks...if you want me to update it, just let me know.

It's easy to get what you want.  My goal is to be the most responsive and helpful real estate agent in Naples.  If you have a special interest in Naples real estate, just contact me direct and I'll make every attempt to assist you.

Best Regards,


Shannon Lefevre, PA

Naples Florida Real Estate Heating Up!

Naples Florida Real Estate is heating up!  Currently there are 700 properties pending contract in the Naples Florida area and 1,210 Naples Fl listings active with contingency.  If a property is listed as "pending" in MLS it will disappear of my site.  If a Naples property is listed as "active with contingency" meaning it has a contract but there is a contingency that needs to be removed before closing, it will still show on my website.  That's what "active with contingency" means. 

The idea behind this concept was originally meant to continue to actively expose Naples properties that may not close with the current buyer so that another buyer could write a back up offer and negotiate a contract before the property went back on the market.  When and if the first deal didn't work out, the second buyer would then move into first position and be able to close. 

Because of the short sale process, many of these properties don't close and won't close until the bank communicates with the seller and potential buyer about what they'll accept as a sales price.  That's why it's common to see several of these properties go on and off the market SEVERAL times and still not close.

This process can literally take years.  In a hot market, it's common for buyers to want to see and write back up offers on properties like these because there isn't anything else available and it's the closest they may get to a deal.  In a market like this it is normally not considered a viable method to purchase property due to so much red tape and the fact that there are other options available.  The lion share of the folks I've worked with are simply unwilling to play the game in the name of saving a few bucks and would prefer to solidify a real deal and move on to enjoying it.  But, I must also admit a majority of my buyers are active and busy and they value their time.  Most don't want to spend it wondering if they have a deal.

I've had quite a few people lately inquire about Naples properties that are "active with contingency" during the last few months.  IT'S A TREND. While this is good news for sellers and for the overall health of the Naples Florida real estate market, it may look gimmicky or even "bait a switchy" for new buyers.  I can assure you this isn't an attempt to sell you something more expensive but it IS a pretty good indication that the best deals are selling!

If you've been waiting to purchase Naples real estate, now might be the time you want to do it cuz let's face it...Naples sellers tighten up negotiations starting about September/October when season is just around the corner.

For more information regarding Naples Florida real estate, or to see Naples Florida property, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Naples Florida Real Estate Inventories Nearly Level

Naples Florida real estate inventories are at 13 month supply.  This is the lowest it's been in quite awhile suggesting if you've been waiting to purchase Naples Florida real estate, now might be the time to do it before:

1. All the best deals are sold
2. Sellers start increasing pricing
3. Product no longer exists in the areas you find most attractive

If you're looking under $500,000...you're not alone.  Be prepared to act fast, offer smart  and be diligent.

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!

Has The Naples Florida Real Estate Market Stabilized?

When one of Florida's top economists stated that Naples had bounced last fall, I distinctly remembered thinking...oh really...how the heck do you know. I was hesitant to be overly skeptical due to the fact that I was in complete disbelief when chirps about the Naples Florida market bouncing a few years ago came without even a hint of slow down and then roughly 6 months later those statements were clearly evident.

Since the evident slow down, I've learned to wait...and wait and watch and study...

It's been a little more than 6 months since that glimmer of hope hit the media and I have to say...there are definite signs of a rebound. Since I've been selling (1996) One aspect of market trends that have always remained consistent is that the lower priced properties tend to start moving first and then activity continues up the price ranges as a market continues to strengthen.

During the last 4 years or so when I've pondered the health of the market I've relied on a wide variety of resources. One of which is a comparison between web stats of both my Naples Florida real estate website and a local competitor who places really well but is geared more towards the lower ended market. For years I've had better traffic than they have but I've noticed during the last year the gap in activity between their site and mine has been shrinking. Bad news for my business directly since I handle mostly higher ended property but good news for the Naples Florida market as a whole. It's also good news if my theory of market trend is accurate and based on pending and closed sales this year...I may be correct.

If any of you are Fox News fans you may have just heard how we're in for another 3 years of a total real estate doom and gloom with our state of disaster seemingly ending "quite abruptly" the last quarter of 2012. Granted those are nationwide mortgage default projections and although many once thought Naples Florida wasn't affected by what goes on in the rest of the world, we in fact are. At the same time, we have seen magnificent increases of sales on properties priced below $500,000 and I can even say I've seen a nice bump in some recent pending and sales in some of our more luxurious neighborhoods as well.

Interestingly, June is simply not a stellar time of year for Naples real estate. Our market is actually reversed compared to most areas across the country because it's hot, humid and usually rainy here during this time of year. Our peak selling season is between January and April...mostly.

Even still, my web traffic is up 45% this June compared to last. Real estate sales and pendings are also showing significant increases. There were a total of 275 pending properties the first 15 days of June last year. This year there are 562...not bad. On the closed sale side of the spectrum there were a total of 286 closed sales from June 1st through the 15th this year while there were only 200 last year during the same time. Folks, that still a 43% increase.

This is the part I like to pay attention to the most:

Buyer and Seller Behavior

Back in April I wrote a blog post that showed a graph provided by Hank Fishkind depicting the public had this emotional feeling about our market:

Although I know a few agents, sellers and buyers who are still hovering in the "depression" segment, I've actually seen and heard more buyers, sellers and agents gearing more towards hope and in a few cases even relief! Is this because we're coming off peak selling season? Actually, I don't think so. The euphoria of any buzz season would've given people would've since worn off yet I'm still hearing very positive conversation around town. This includes casual conversation about sellers selling, buyers buying and agents doing both. That sort of chatter is something that been missing for awhile and if memory serves...there is nothing wrong with that!

Is this your get off the fence free card? Nope, this is just a few observations and a few facts I've compiled to keep you in the loop. If you're contemplating buying or selling in Naples, you always want to consult a smart Naples real estate agent!

Best Regards,

Your Naples Smart Girl!