Naples Real Estate Pre-Season Results 10/15/14

Everybody wants to know what the 2014-15 Naples Real Estate season is going to bring.  Here's what I've been able to compile for the first two official weeks of the Naples real estate pre-season results.

10-1-13 to 10-14-13 PENDING SALES:

• 311 Naples properties went under contract
• Average list price - $491,438
• Average price per square foot - $196.03
• Average days on the market - 93
• Lowest priced property - $24,900
• Highest priced property - $9,950,000

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Good Day Naples Friends,  Tis the season! Naples real estate buying traffic is strong, activity is high and lots of exciting new Naples real estate happenings are occurring...

In fact, I just wrote a magnificent Naples real estate post about how the Naples seller behavior is changing only to realize for the sake of some of my deals on the table, I better not post due to the fact that I would not be writing in the best interest of my current clients.  Many times when my posts slow it's because I'm very involved in deals I simply can't write about for the sake of confidentiality.

I fear the content I can't share will not give you what you need to be in the know and have the edge you deserve for being one of my Naples real estate subscribers.  So here, I will speak in generalities and if you would like details, I'm a phone call or email away.

1.  Sellers are getting very confident with some increased pricing but more importantly very tight negotiations.  This is different than years past.  The biggest news is that behavior is inconsistent which is going to cause a ripple of drama.  Buyers not ready for hard negotiations may want to react accordingly and find themselves suffering in the long run because of it.  Call me for details on this.

2.  Some sellers need to be strategic about buying and selling here in Naples.  Some sellers are taking their properties off the market because they can't find another property to replace what they have when they sell.  Until recently it was easy for Naples sellers to put their home or condo on the market, wait for a sale and then have a nice selection of Naples properties to choose from when they get an acceptable offer.  I just lost a deal due to the fact the seller couldn't find another place to go and didn't want to move twice. We might get it together in the near future but this was a downer for my buyer.  We might be going toward a market where some of our more affluent Naples sellers need to go out and find what they want first, purchase and then put their place on the market.  It's hard to believe I'm saying that out loud in this very turmultuous economic state this country is in but it is true depending on where you want to go and the location of your current property.  Many areas of Bay Colony is a place where you could do this pretty easily provided you are priced appropriately when you sell.  It's very wise to have a Naples real estate expert help you do this.

3.  If you like to shop for Naples deals there are some good negotiation opportunities for locations like:

Collier's Reserve, Port Royal, Grey Oaks and Quail West.  All of these locations are showing some oversupply with slightly under or over 1.5 years of inventory.  Keep in mind each negotiation may go differently so if it is at all possible (which it should be since your main motivation here is the "deal")you will want to go in and choose 3 properties and know the first one or two may not go your way but I do think some sellers here should show you some flexibility still.  That is probably not going to be the case in areas like Park Shore, Aqualane Shores and Olde Naples since inventories are light and traffic is heavy.

4.  Intelligent agents are putting deals together and/or keeping deals together that may not have made it otherwise.  Because the tables are turning a bit it takes a different and sometimes very aggressive approach to getting the deal done. Smart Naples agents know how to find solutions to problems whether it's property condition, beginning negotiation stale mates and other tricky aspects of the contract to close timeline.  I have also seen a few examples where inexperience or lack of business acumen has obliterated a deal to pieces...very sad. 

It was said the other day during a John R. Wood board of directors meeting (I currently hold a position there thanks to having the honor of working with some fantastic clients) that some sellers will think they can get their deal done without an agent now that the market is turning.  If getting the deal done is your goal, that's fine...but if getting the deal done with the
1.  highest and best price
2.  timeline you prefer
3.  and without additional exposure to expensive legal issues

is the goal, having an excellent Naples Realtor with their vast network of experienced professionals behind them may be a small price to pay in the long run...especially if you're talking about some of the bigger ticket items around town. 

Friends, these contracts look very simple and they are for someone who assist people with them everyday. I have found the most successful buyers and sellers hire the best Naples real estate professionals to handle their real estate business because:

1. They have more time to do what they really enjoy doing.
2. They recognize the value in someone having the experience they do not in handling some of the local behavioral aspects that arise during the marketing and negotiating of their property.
3. They understand the vast network of professionals that stand behind their Naples Realtor to get the job done in the best most convenient way.
4. They know their Realtor and network will keep them performing within the timeline of their contract.
5.  They can get the extra assistance they need when things get emotional...let's talk about that one.

The most legal exposure occurs when times are most emotional.  When is real estate emotional?  When there is a clear upper hand and a clear underdog ie. when it is a Buyers market or a Seller's market.

YOU SCREWED ME!

Doesn't naturally occur for the most part in a happy, amicable, stable, even market.

It can be tough for sellers and/or buyers to not want to inch a little closer towards the edge when they feel like they have a solid edge to negotiate and it can be easy to completely and unknowingly go over that edge when performing to a contract. What I mean by that is that sometimes when the intentions are completely honorable you can cross a legal line that can get you in a huge pile of crud.  It can cause a horrible legal stink that ultimately the guilty party would've never caused to happen had they known what their legal responsibility was.  Because of our experience, we can say....ehhh that may not be such a great idea, here's why... This is one of those points I'd love to follow up with an example but I can't.  Call me for details on this one.

Ok, that is all I have time for today.  Buyers, put your helmets on! Give me a call, let's make a date and let's do this!!!

Sellers, give me a shout! Let's make a plan and let's get rolling!

PS~ Days til Winter = 20!!!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Naples Real Estate Update 11.8.12

Good Day My Naples Friends!  The election is over! The President is still the President and you can now get high legally in WA and CO...what a bizarre coincidence! The Naples real estate market shows signs of a fierce premature heat up but buyers might have a new edge in negotiations...


Between October 1st and November 6th:

There were 627 sales in the Naples area last year with 48 of those sales listed at $1,000,000+.  The highest priced property sold was listed at $6,950,000. 

This year a total of 735 sales in the Naples area with 45 sales priced at $1,000,000+. The highest priced property coming in at $6,200,000.

That's a 17% increase overall BUT a 6% decrease in Naples luxury real estate sales.

I personally was involved in the negotiation of 8 offers this past week.  Offers I negotiated were in locations like, Park Shore, Moorings, Olde Naples and Pelican Bay.  The overall tone amongst the listing agents (including myself) was extremely confident. On the most expensive condo (priced between 6 and 7 million) the seller and/or seller's agent was too confident and they ended up losing the deal which is a crying shame considering that property has been on the market for a million years (I may have stretched the market time a little bit here). 

What that means for our future Naples real estate market?  Had the election ended differently, I believe that would've have boosted momentum and it would've been extremely challenging maybe a little bit impossible to have a solid negotiating stance as a Naples luxury buyer.  The day of the first debate my web traffic for Naples real estate increased approximately 35% over the year before and stayed that way almost every day (Hurricane Sandy dropped for 2 days ). The day of the election my Naples real estate page views dropped 35% and increased only 9% from there yesterday.  More importantly, people were looking for more luxurious locations than what is being viewed today.

It is still too early to tell what specifically will take place this Naples real estate season so please don't think you have all this extra time to make a decision.  As many of you tenured Naples real estate enthusiasts know, the market can change on a dime and travels precisely at the speed of talk.  I'll give you an example.

I asked a top Naples agent yesterday about her traffic experience.  She replied, "I had 0 showings today".  I said, "what about yesterday"...if memory serves she said, "4".  I replied, "the day before that"?..."3".  Does that mean something?  Maybe not by itself but that's how I collect data about the market...ie...my ear to the ground if you will.  She was just one agent I spoke with...chatter with other agents, buyers, sellers, past clients, store and restaurant owners and employees...this is how we keep abreast of the current purchasing and selling behavior which is what makes a market turn my friends. 

Another example:  I dined at Tommy Bahama's last night...walked in (early 5:30) sat down right away...and while there was a nice gathering of people you could still get a table closer to 7:00 without wait.  Was it because it was chilly and breezy or because many people who are already here (up from last year) were bummed out?  Probably a combination of both...I walked into Island Company afterwards and asked a sales lady about her traffic experience..."crazy this past weekend...weird quiet yesterday and sporadic today"...again weather change, or tears in my champagne?  Probably a combination of both.

My gut tells me this lull may be short lived.  Although we may have a percentage of people drop out of the Naples purchase market because of the election, I do believe many will still buy this year and although it's a little quiet right this very minute, I don't believe it will last for long so NOW is the time you may want to do something. We have a new talking point to discuss when negotiating today but it may not be here long ESPECIALLY if it continues to dump snow and ice on our Northern friends.  Uncertainty is our friend in negotiations when buying so consider getting here soon and being prepared to pull the trigger. 

If you're considering selling your Naples real estate...you have a challenge.  Here's what I found in my experience last week.  Agents who have had a great deal of success over the years stayed on point through negotiations and while more confident than years past were still all about making the deal happen.  Agents who did not have a great level of success or long history did not fair so well.  This is why you want to go with an experienced proven professional when you list your Naples property.  In tumultuous times as these, a proven professional can assist you through important decision making and potentially save you $1,000's of dollars and help you accomplish your goals over those who do not have the ability to assist you in making wise decisions. 

I am ready to assist you when you are ready to go so please contact me in advance so I can help you personally.

Stay safe, Stay warm!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Naples Smart Girl's Method of Operation

Hello Naples Friends,
I've noticed there seems to be a common thread with many of the Naples real estate customers I've worked with this season that begins with a bit of perhaps...bewilderment. 
The first phone call starts out with something like:

• Hi, this is _______ we've been using your Naples real estate website and we're thinking about buying and wanted to call you first...
• Hi this is _______ we're in town and saw these properties on your site and wanted to see if you're available...
• Hi we're not sure if we want to purchase or not but we're considering doing something in Naples Florida can we meet...

While I get many calls and/or emails every year there seems to be a little more uncertainty about how it all actually comes together.
As an example, I worked with a F A B U L O U S couple this past week. After initialing the last initial on a contract they had successfully negotiated, she expressed how mystified she was that she could call at the beginning of the week to request a "let's get acquainted" meeting and at the end of the week she's going home with a fully executed contract to purchase a fantastic Bay Colony condo. 
Friends, I am highly trained to hear your every detail when describing what it is you want to accomplish when you speak of purchasing your Naples real estate desire. I can competently point you in the best direction possible to help you locate the exact property that will best fit your wishes within your budget if it exists and can quickly assess if your goals can be reached.  What I mean by that specifically is sometimes what people want in Naples real estate and what they're prepared to spend don't always match up.  If the budget is a little off, I can accurately prepare you for what adjustments need to be made to get you where you will be most happy. Sometimes that means Naples isn't for you.  Most of the time it means Naples will fit perfectly and I can cut out what could be a great deal of wasted time.
It used to be that people wanted to spend hours and hours, days, months, years to find the perfect Naples property to purchase.  Today with the help of the Internet, it doesn't take nearly that long and provided you're able to help me visualize the prize, in many cases I can take you straight there.
Many of my customers today would like to spend maybe a day or two to identify a Naples property they can be excited about and consider it a bonus when they can spend the rest of their time in Naples doing something fun like playing golf, hitting the beach or maybe a little shopping. Because I'm able to quickly identify your needs and wants and have productive conversations with you so you can best understand the "lay of the land" if you will, you're able to accomplish a great deal in a short amount of time.  That's just another benefit you receive when working with me and another example of my continued commitment to make buying and selling Naples real estate super easy and fun.


Even though Naples is now technically in "off season" there are still quite a few people in town looking and purchasing. I want to take care of you. Please help me help you by giving me plenty of time to clear my schedule for you when you come to town and I will do my best to help you reach your Naples real estate objective. 

Prepare For Naples Real Estate Today For The Wants Of Tomorrow!

Many of us have either heard or been  a part of horrible real estate buying experiences and while much of that responsibility may be on the part of the agent.  Some of that, believe it or not, may be on the part of the buyer.  Here are some tips to accomplish the most on your next Naples real estate purchasing experience.

Contact me as early as possible with as much information as possible.  The more I know, the better I serve. I'm able to compile a ton of information for you before you so we don't have to do very much fact finding by the time you get here.  While some of what I learn about you happens during the viewing process, I have found the more I know you, the more I know what you'll be purchasing thus leaving more free time for you to do things you really want to do.  It used to be that people came to look at real estate for days, weeks and even months.  Most of my clientele really doesn't want to spend a lot of time anymore and would prefer to hang out on the golf course or the beach.  We can do that if we're prepared.

The other thing about planning early (especially between December-April) is that I have a better chance of getting you in everything you want to see.  Many people are in residence during this time of year and simply won't drop everything to accommodate your showing.  Sounds funny but Naples is the land of enjoyment and you know as well as I do nobody enjoys having to change entertaining or relaxing plans because of somebody else's inability to plan ahead.  Most sellers assume if you're expecting to see something without notice means you are not a serious buyer.  You know as well as I do that's not always the case. Besides, do you really want to buy something that "is acceptable" or do you want to buy the best out of all currently available options?  Many Naples luxury properties require a 24 hour notice and although we call to see if we can make exceptions, the odds are probably less than 50% sellers will accommodate ESPECIALLY if they're in residence.  Help me help you get into everything that interests you!

It's ok if you don't exactly know what you want to buy.  I'm at a point in my Naples career that if you talk (or type) long enough, I can usually identify what you will like before sometimes you can.  I know it sounds funny but just yesterday I met with some people who thought they were looking for one type of product that seemed entirely out of their price range but after a few minutes discussing their overall objective, we discovered we could easily accomplish their goal.  My community intelligence coupled with whatever partial vision you may have can help you get the Naples property you will LOVE!

Of course things come up or we get crazy ideas on the spur of the moment. For that reason I'm spending everyday implementing new ways to make purchasing Naples real estate easier for you.  Knowing some of you, "last minute arrivals" are out there and being prepared for you is one of our focuses that puts our team ahead of the rest. 

We're ready for you even when you aren't so give us a shout.  While I may not be working with you personally, I now have a whole team of skilled, proven professionals who are prepared to respond when you need us.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Cyber Monday For Naples Real Estate

When most people think Cyber Monday, I doubt seriously anybody is wondering what kind of discount they can get on a Naples property by purchasing online today...in fact I'll bet that most people wouldn't even imagine clicking their way to purchasing a property in most places. Of course the more tech savvy the town is, the more house purchasing click happy buyers are but when many people think, "Naples Florida", we're barely what many would consider tech advanced.  In fact, I once saw on Fox News that Naples was at town rated "least likely to tweet".  Being @NaplesSmartGirl on Twitter, I was naturally offended. 

So back to those online Naples real estate deals.  Can you believe somebody actually purchases Naples real estate online?  They do! As a matter of fact, more of the buyers I worked with a couple of years ago purchased online than in person! 

I actually have a plan to make it easier for you to do so in the works right now! 
But for now it's as easy as 1, 2, 3!

1.  You click around www.ShannonLefevre.com and find something you like, contact me to get the additional details.

2.  I'll go take a peek at it and take some video and shoot just about anything there is you want to see.  Granted, this is not cinematography at its finest but it lets you see exactly what you're purchasing before you purchase without having to rush and get on a plane and deal with all that new hocus pocus at the airport.  Besides if it's a great deal do you think you're the only one interested in it? I hope your answer is "no" because my dear...you are no longer alone in your quest for Naples Real Estate!

3.  When you've seen it and you're sure you love it, we'll write an offer, work on getting it accepted, run inspections, get title work and get it closed for you just in time for winter...or Christmas or New Year's...whichever you want your deadline to be. 

Can you believe it can be that easy?  It happens all the time.  So in the spirit of Cyber Monday, I've put together my top 10 deals in my most favorite top 10 Naples neighborhoods.  Call me when you're ready to roll and in the meantime, Happy Clicking!

1. Aqualane Shores Deals
2. Bay Colony Deals
3. Grey Oaks Deals
4. Mediterra Deals
5. Old Naples Deals
6. Park Shore Deals
7. Pelican Bay Deals
8. Pelican Marsh Deals
9. Port Royal Deals
10. Quail West Deals

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

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 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.”