Naples Real Estate Update 12/6/17

Hey Naples Friends,

I just did a brief recap of what has happened during the past 10 days or so of what's going on in the Naples real estate market. You can check out the latest happenings, where the best reductions were and other useful tips to help you get that next real estate deal here! Naples real estate update

Naples Real Estate Inventory Update

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!

Naples Luxury Neighborhood Snapshot Report

Hello Naples Friends,

The John R. Wood neighborhood snapshot report was just released this week.  I'll report on the locations where I work and follow most:
Naples neighborhoods with a shortage of supply at this time:

Aqualane Shores:
30 Aqualane Shores homes sold during the past year. 19 are currently on the market = 7.6 months of inventory

Bay Colony:
2 Bay Colony homes on the market with 3 sold during the past year = 8 months of inventory
42 Bay Colony condos sold during the past 12 months with 27 remaining = 7.71 months of inventory

Grey Oaks:
59 Grey Oaks homes sold during the past year. 36 are currently on the market = 7.33 months of inventory.
16 Grey Oaks condos sold during the past year. 3 are currently on the market = 2.25 months of inventory.

Mediterra:
26 Mediterra condos sold during the past year. 17 are currently on the market = 7.87 months of inventory.

Olde Naples:
84 Olde Naples homes sold during the past year. 61 are currently on the market = 8.71 months of inventory.
141 Olde Naples condos sold during the past year. 71 are currently on the market = 6.04 months of inventory.

Park Shore/Moorings/Seagate/Coquina Sands Waterfront:
354 Park Shore/Moorings/Seagate/Coquina Sands Waterfront condos sold during the past year. 151 are on the market. = 5.11 months of inventory.

Park Shore/Moorings/Seagate/Coquina Sands Non Waterfront:
118 Park Shore/Moorings/Seagate/Coquina Sands Non Waterfront homes sold during the past year. 60 are on the market. = 6.1 months of inventory.
107 Park Shore/Moorings/Seagate/Coquina Sands Non Waterfront condos sold during the past year. 61 are on the market. = 6.84 months of inventory.

Pelican Bay:
47 Pelican Bay homes sold during the past year. 20 are currently on the market = 5.11 months of inventory.
289 Pelican Bay condos sold during the past year. 95 are currently on the market = 3.95 months of inventory.

Pelican Marsh:
56 Pelican Marsh homes sold during the past year. 24 are currently on the market = 5.15 months of inventory.
70 Pelican Marsh condos sold during the past year. 25 are currently on the market = 4.28 months of inventory.

Pine Ridge:
35 Pine Ridge homes sold during the past year. 23 are currently on the market = 7.9 months of inventory.
14 Pine Ridge condos sold during the past year. 2 are currently on the market = 1.78 months of inventory.

Quail West:
39 Quail West homes sold during the past year. 29 are currently on the market = 8.92 months of inventory.

Royal Harbor:
37 Royal Harbor homes sold during the past year. 21 are currently on the market = 6.81 months of inventory.

Tiburon:
31 Tiburon condos sold during the past year. 20 are currently on the market = 7.75 months of inventory.

Naples luxury locations showing stability:

Port Royal:
40 Port Royal homes sold during the past year. 41 are on the market = stable

Park Shore/Moorings/Seagate/Coquina Sands Waterfront:
13 Park Shore/Moorings/Seagate/Coquina Sands Waterfront homes sold during the past year. 13 are currently on the market = stable

Areas of opportunity for buyers to still get a deal if you are a buyer:

Collier's Reserve:
10 Collier's Reserve homes sold during the past year. 15 are currently on the market. There is at least one deal of the universe I know of in here.  Call me for details. = 18 months of inventory.

Mediterra:
44 Mediterra homes sold during the past year. 48 are currently on the market. Pricing has gone up here but there's still some terrific inventory. = 13 months of inventory.

Tiburon:
5 Tiburon homes have sold during the past year. 18 are currently on the market...wow! 43 months of inventory...not a typo.

You can expect to see more inventory hitting the market everyday between now and say Thanksgiving it will lighten a bit and the increase again after the holiday.
If you're considering a Naples purchase: Call me or email me asap.  Let's get your strategy together as there is no time to waste.  Many of you have already scheduled your time on my calendar.  Please award me the opportunity of assisting you by making arrangements in advance. I'm SO looking forward to helping you get your best deal!
If your'e considering selling your Naples property: Call me or email asap.  We will want your marketing in place for season in order to get you your target price and give you the highest potential of an acceptable contract! I'm excited to get the ball rolling!

Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!

Naples Real Estate Update

Hello Naples Friends! 

I want to quickly catch you up to speed with what I've been seeing and experiencing regarding Naples real estate so far this season.  Here it is...

1.  The general consensus is the tables have clearly turned in most Naples markets regarding seller confidence. (Even if evidence on paper does not fully prove full recovery)  Naples real estate negotiations are geared more in favor for the seller than the buyer at this time.  If you are a statistics person, you may find yourself a little disappointed regarding a seller's response in a negotiation as owners are tightening their positions on percentages off list prices and concessions.  Many of the negotiations I've dealt with this year have been trying at times and in some cases unsuccessful as some buyers still find an element of skepticism regarding the strength of our economy etc. while determining which way to go on their deal. 

2.  I found a large influx of stock market based professionals sniffing around Naples real estate in January. I worked with 5 professionals myself many of which were involved in hedge fund type business.  While the feeling was unanimous about uncertain economic conditions, I found some buyers tried to use that as a negotiating tactic (unsuccessfully) while others pulled the trigger and got their deal.  I thought this was a very curious wave through our market since many of the people I talked to felt like we are due another stock market correction sometime this year. This makes me wonder if that's why they're looking at repositioning some of their personal equity here.

3.  Even with the level of uncertainty I've seen, there is still positive traffic occurring in the Naples real estate market at this time. Here are the statistics for Naples properties that closed between January 1 to February 5th 2013 compared to last year:

1.  Naples sales were up 3% this January compared to last.
2.  Naples sales are up 38% for the first few days in February compared to last year. 
   
3. Naples property sales listed at one million and above are up 6% compared to last year.
4. Average list price to sales price ratio for Naples property increased 1.5% to 94.9%
5. Market time dropped 5%
   
6. Average list price increased 17%

On a side note I think it's curious I'm seeing a very tiny slight uptick in contract back outs this year...is that due to uncertainty or buyers feeling slighted when it comes time to negotiate repairs??? I'm not sure...

4.  Other big changes I've seen this year that won't be counted on paper is the seller's willingness to do repairs at their expense.  While some sellers will fix everything on an inspection report because they feel it is the right thing to do, some are now saying no to additional expenses.  For the past several years sellers have been willing to do just about anything to keep their deal together.  I've seen many instances this year where the seller was unwilling to do repairs at their expense.  This is something you need to take in account as a small percentage of people expect to use property condition as a time to renegotiate or achieve further concessions.  Repair concessions might be considered a bonus going forward.

5.  There's 93 new homes on the market right now!  I just hit the launch in Quail West and Mediterra last week.  There are some neat new design and materials they're using and it's definitely worth it to check out what's going on in the models if you get a chance.  Other locations where you can find a fabulous new Naples home is:
1.  Aqualane Shores
2.  Audubon
3.  Coquina Sands
4.  Escada at Tiburon
5.  Estuary at Grey Oaks
6.  Moorings
7.  Olde Naples (12 to choose from there)
8.  Park Shore (5 to choose from here)

That's all for now! Please remember if you're headed to town and want to hire me to assist you with your purchase to call in advance!  I want to give you the best service possible.

For my northeastern friends, stay warm and safe during this blizzard. 

Best Regards,

Shannon
Your Naples Smart Girl!

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!

Park Shore Naples Update 4.24.12

Park Shore is another Naples beachfront location that has seen some good buying traffic this year despite the warmer temperatures and with 9 months of inventory presently on the market. Sellers have a bit to be happy about...

If 12 months of inventory is considered stable (which it is here in Naples) then 9 months of Park Shore inventory means we actually have a bit of an over-demand if you will.  When inventories shrink, demand increases and before too long pricing starts going up as a matter of fact, they have bumped slightly north in Park Shore already. 

Park Shore sales this past 12 months over the 12 months prior are up a whopping 15% with an average sales price per square foot increasing about 4%.  Sellers are tightening their position as well coming in at nearly 91.5% of list price when last year they averaged right at about 90%.

If you're a Park Shore home owner: You'll be happy to know there's less than 6 months of inventory listed of your product.  That means now is a terrific time to put the home on the market. Even if season is over, you should know your competition is less, the folks (even though there are fewer of them) are much more serious about purchasing this time of year and if you wait til next season, many of your neighbors who have been thinking about selling might decide to hop on the market too leaving you considerably more competition in October. 

If you're a Park Shore home buyer You should consider getting into the habit of reviewing the Park Shore homes for sale on a daily basis.  Yes, not many will hit the market between now and October but when they do, I'll bet if they're priced well they will go fast and you don't want somebody elses leftovers to choose from.  If the thought of reviewing the Park Shore home listings everyday is too much for you to consider, give me a shout. I'll be happy to watch the market for you and alert you of anything that might work for your objective.

If you're a Park Shore high-rise owner: Your market is considered technically level. Yaae! You'll want to make sure you're pricing your property right according to building, stack and condition. If you've recently remodeled, you might be happy to see what your condo is now worth. If you're condo needs remodeling, you'll want to stage your property before going on the open market. I can help with that too!  Call me today so I can assist you!

If you're a Park Shore high-rise buyer: You more than anybody else I'm referring to in the Park Shore blog post has some room to negotiate and be selective. Not only do you have some nice choices still on the market but with the right agent, you might even find some gems that aren't currently on the market. You have some good negotiation points to discuss but like the other buyers here, you'll want to pull the trigger now or this summer because you might find some serious competition coming into fall and winter.

If you're a Park Shore mid-rise owner: Congratulations! There's less than 5 months of inventory on the open market now.  Depending on the condition of your unit you may be surprised to hear what your property is now worth.  It would not be silly to put your property on the market today especially if you're priced and conditioned to compete!

If you're a Park Shore mid-rise buyer: Be diligent. With so few on the market I wouldn't be surprised at all if there won't be competition for new stuff that hits the market. You would be best off if you reviewed what was currently on the market for a match and work out a compelling negotiating plan of which I can assist you.  If you've been looking and are waiting for the perfect place, review the inventory often or request a specialist to do it. You'll want to strike as soon as possible to give yourself the best shot of acquiring the property.

If you're a Park Shore low rise owner: There's a shortage of inventory in your segment as well. (Just under 8 months). You may get a little more for your unit or it may be that you don't have to negotiate as heavily as you may have had to during the past most recent seasons.  Condition is important so if you haven't remodeled, by all means stage.  If you don't know what that means, call me. It could make a very big difference in your market time, your net value or both.

If you're a Park Shore low rise buyer: There's still alot of "cheap" stuff on the market. Here's your cue. Other locations around town are selling out of their entry level inventory and you still have some opportunity to formulate a plan here. I would encourage you to do that now rather than wait til season because if the snow starts blowing early this next year, I think we're going to see higher than normal buying traffic.

If you are a Park Shore Villa owner:  This inventory is just slightly under level. Since there's so few of you, it should be easy to rule the market if you and your agent create a successful selling strategy.  Because many people don't readily think of Park Shore villa, you'll want an agent who knows how to address the special attributes of owning a villa in this location because you're competing heavily with locations like Pelican Bay and Olde Naples for those eyeballs and eventually dollars.

If you're a Park Shore Villa buyer: Hi all 3 of you. Just kidding. So far this year there have been 9 of you.  There's some nice product left but not much so the good news is you won't have to waste days and days seeing it all. It should make decision making pretty snappy.  Because of the short list of options, I would see if there's something that will work for you now because I can't guarantee that there's going to be something fantastic this time October or whenever the snow starts to fly which ever comes first.  I can help you with your negotiating plan so call me today and I'll help you get started!

Well Naples friends, that concludes my brief Park Shore Naples update. If you have any questions or you want to get started buying or selling your Park Shore property, contact me today!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!
239-595-6223

Follow Naples Neighborhoods On Twitter

For those of you familiar with Twitter you can follow Naples Florida information regarding some of your favorite Naples neighborhood news like price reductions, new listings and market statistics. Or you can just follow me and there's no telling what I'll write there. 

@PelicanMarsh
@Bay_Colony
@Pelican_Bay
@ParkShore
@OldeNaples
@NaplesSmartGirl

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl

Park Shore High-Rise Favorites

There are 28 entities on the beach in Park Shore Naples Florida and for someone who is not intimately familiar with each location, choosing a place to park your flip flops can take a great deal of precious time and energy.  Those are two resources most of my high end clients don't want to use up on house hunting and would rather spend that on the golf courses, boating, beaching or shopping. 

Let's focus in on the most luxurious buildings of Park Shore to make it easier for you to make a purchase.

Aria at Park Shore:  This one makes the list because it was the last building constructed in Park Shore.  With a birth date of 2006, you'll find a sexy, sleek, soft, modern design coupled with fabulous amenities.  If you prefer something newer, you'll probably enjoy what Aria at Park Shore has to offer.  One of the aspects I love about Aria is how there are lots of unique features on several floors compared to other buildings where you'll find just a top few floors offering a penthouse variation of the typical stack floor plan.  The biggest downer about Aria can be the view.  If you'll review the Park Shore map, you'll notice Aria sits off the sand a little.  Between the building and the sand is a beautiful park and depending on what stack you're in, you may have another building encumbrancing your view.  Most of my luxury buyers are expecting a full sand and Gulf of Mexico view so if this is a deal killer for you and you can purchase in an older building, you might consider one of the other buildings on this list.

Enclave at Park Shore: Is one of my personal favorite beachfront high rises.  The building was completed in 1991 which I think fools alot of people but let me tell you, the building concept is FABULOUS and depending on which unit you're in, you'll be hard pressed to guess the date of the building.  All common areas have been remodeled and many of the individual units have been fabulously redecorated.  There are several features that makes this building exceptional but the most obvious are the fact that you only share this building with 27 other owners. You will never share this pool with a million other people.  The other part I love is each owner gets an entire floor so you will enjoy a magnificent panoramic view of beautiful Naples.  Because this building is located right on the sand, you'll find you can almost inhale the Gulf of Mexico. Talk about being one with the ocean!  The biggest deal killer I've found with other clients about Enclave is some people either don't want to do remodeling or the ceiling height gets to them a little bit.  I still think if you can afford to stroke the check, you should at least check it out before making your final decision.

Le Rivage at Park Shore: WHAT A GEM!  I absolutely adore this building.  Talk about touching the sand! You will thoroughly enjoy the amenity package, floor plans and decor of this building.  Again, this building is situated closest to the sand making your views of the Gulf unimaginable! I've never heard an ill word regarding the floor plans and although many prefer the south facing units, the north facing units are equally spectacular.  If you're purchasing luxury beachfront in Naples and you do not afford yourself the opportunity to check out any available units in this building, you may kick yourself later. The deal killer for this building, if you can call it a deal killer is regardless of which unit you purchase, your primary view is going to be toward the Gulf of Mexico.  So if you're looking for that straight on all water and all beach feel, this is it but keep in mind this view goes completely black at night due to the fact that we don't have very much boat traffic at night on the Gulf.  Some of my clients in the past prefer more of a mixed Gulf and city view. 

Regent at Park Shore: Some regard Regent at Park Shore as the absolute best of the best and with an outstanding floor plan and amenity package, it will be hard if not impossible to argue.  While the feel of Le Rivage and Regent are in fact similar, you'll find Regent to be on a much larger scale and the orientation of your view is surprisingly different so don't expect to go into this building or Le Rivage and check it off like you've seen it all.  Back to the orientation on the beach.  If you review the Park Shore Map you will first see how Regent at Park Shore sits back a little bit from the sand making you first come to the conclusion that the view must not be as grand but if you look closer, you'll notice the Park Shore private beach is located directly to the south opening up this view indeed more than the typical expansive view you'll find at some of these other locations.  The deal killer I find here is although I haven't had anyone snub their nose at any unit here, the price is typically hefty.  It takes almost 6 to tiptoe into the building right now and even with that price, its a real deal!

There are other fabulous Park Shore buildings but these are, in my opinion, the absolute best of the best.

For more information regarding Park Shore beachfront, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Napels Florida Real Estate Update

When chatter about the Naples Florida's real estate market bottoming out began last fall my first thought was relief! Hey, it's been a challenge the last few years and if you know anything about our area, you'll know that our market was one of the first to crater before all of the others began to slow largely due to the wild appreciation we saw the few years before.

Naples is a crazy real estate market. I've had trouble watching the appreciation race to the top and sat in awe as I watched prices fall to amazing lows. Following the trends here is certainly not for the weak at heart or for those who think they can pop in every few months and really understand it. A pivotal point for me happened one day about a year or so after I moved down when I was leaving my office for an appointment. I noticed a younger couple staring at a map of Collier County on a wall. The lady commented quietly to her husband, "I can't believe there's not one house on this whole map we can afford". Continuing to my car in an effort to be timely, I couldn't help but think about what she said. My husband and I had barely eaaked into Naples back in 2002. That easily could've been us had we not been able to purchase when we did. Not too long after, the biggest real estate topic was the shortage of affordable housing. Not too long after that our market slowed and front page "affordable housing" news flashes on the Naples Daily News website were replaced with captions like the Naples real estate market is in the toilet.

Even more interesting than the numbers are the behaviors that arise during these crazy market shifts. One of the aspects about real estate I enjoy is the actual job is never the same. Everything trends! This includes property type performance and attitudes among buyers and sellers. While attending an economic presentation this Spring by Hank Fishkind and Associates and came across a graph I think gives a very interesting and informative perspective:

If you consider the behaviors of buyers, sellers and agents in a market, they can tell you a TON about the current real estate market trend. When I came to town back in 2002 we were just coming off a slump mostly created by the effects of 9/11. The attitude of the agents and property owners here was very much in the Despondency phase shown in the graph. Although the 2003 season was unlike anything I had personally seen, the market as a whole fell somewhat flat that year but it quickly changed shortly after. Next was Depression to Hope then Relief...then Optimism hit. By the time Excitement and Thrill came, all hell broke lose and I found my hardest job in real estate was trying to explain to people that they were overpaying for property. They didn't care, they just wanted to get the deal done.

According to the graph above, Fishkind and Associates thinks the Naples market is in the Capitulation/Despondency phase. Based on everything I'm seeing and hearing, I completely agree when it comes to the luxury market (properties listed for over 1 million and luxury locations like Olde Naples, Pelican Bay and Port Royal). But when it comes to the lowest end market (properties listed for $400,000 and less) it has taken another serious turn towards the positive.

For example, over 80% of the product selling right now is in the $400,000 and less price range. Chatter around town is of well priced properties in those price ranges selling within hours of hitting the market and seeing multiple offers. This isn't on just one deal...it's happening repetitively and often. What's more curious is much of this contract activity is happening on a cash basis. Investors are getting back in the game.

One point has remained the same during my 13 years in the business. It is a fact anytime there's a new real estate trend, lowest priced properties start selling first, then traffic increases to medium priced properties and lastly the most expensive properties begin to move. At the end of a real estate trend, lowest priced properties are dead, medium priced property activity is dying fast and highest priced properties perform best.

Inventories are very high right now in areas like Pelican Bay, Park Shore, Bay Colony, Olde Naples and Port Royal and although traffic isn't at a dead stop it's very light. There are also some AMAZING prices out there.

What's next? I have a suspicion that those folks at Fishkind and Associates know what they're talking about. Based on their findings and what I'm seeing and hearing everyday on the street, I'd have to say I'm personally at the Hope stage. There's too many signs pointing to new life.

This means:

If you are a buyer looking at property under $500,000 and you want a deal: You need to not move swiftly. Deals are out there but you are not alone. Cash is king but you are not the only cash buyer so don't expect to use that as your only advantage if competing. Attempting to negotiate heavily off best priced properties in the best locations will help you lose your deal. I wouldn't encourage you to muddy your offer with difficult terms and I would focus more on the property than trendy keywords like short sale and foreclosure. There are still alot of end users out there willing to sell for less. This will take a great deal of hassle out of your mission.

If you are a buyer looking at property between $500,000 and $1,000,000 and you want a deal: You don't have to move as fast but be diligent. This price range is next to heat up. Your best negotiation stance is now. If I were you, I wouldn't wait til next season. Cash is king but you are not alone. You may have a better shot at negotiating on properties in this price range as traffic is not as heavy.

If you are a buyer looking at property between $1,000,000 and $3,000,000 and you want a deal: There has been alot of traffic from buyers who are making low offers with the idea that the market is going to come down even more. Many sellers are not interested in selling at huge unfounded discounts although a small percentage will. If you are interested in purchasing at current market value, now is your time to get in the game.

If you are a buyer looking at property between $3,000,000 and above and you want a deal: You are in a great negotiating spot due to the fact that there is probably more time to go before this market heats up again. Keep in mind if you are looking for the best deal, you are looking for the seller who wants out now compared to those who have no urgency in selling. There have been some tremendous negotiations in areas like Port Royal and inventories are high. Now is the time!

Allegro at Park Shore Naples Florida

I just release Allegro at Park Shore pages on my Naples Florida real estate website. Currently there 8 units in Allegro at Park Shore for sale! From www.ShannonLefevre.com you can:

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

This is part of my continued effort to help may buying and selling in Park Shore both fun and easy. These are just a few reasons why you want to use me to assist you during your next Park Shore transaction. For more information regarding Allegro at Park Shore, contact me direct!

Best Regards,

Your Naples Smart Girl!

Provence at Park Shore Naples Florida

I just launched Provence at Park Shore pages on my Naples Florida real estate website. From www.ShannonLefevre.com you can:

• Learn about Provence at Park Shore
• See Provence at Park Shore condos for sale
• Review Provence at Park Shore floor plans
• Research Provence at Park Shore past sales

Currently there are only 7 units available in Provence at Park Shore including one listed for under $2,000,000...WOW!

This is part of my continued effort to help make purchasing and selling in Park Shore both fun and easy. These are just a few reasons why you want to use me to assist you with your next Park Shore transaction.

For more information regarding Provence at Park Shore, contact me direct!

Best Regards,

Your Naples Smart Girl!

La Mer at Park Shore

I just launched La Mer at Park Shore pages on my Naples Florida real estate website. From www.ShannonLefevre.com you can:

• Learn about the La Mer at Park Shore condominium
• See La Mer at Park Shore condos for sale (Right now there are 10...with one listed under 1 million)!
• Review La Mer at Park Shore floor plans
• Review La Mer at Park Shore site plan
• Research La Mer at Park Shore past sales

This is part of my continued effort to make buying and selling in Park Shore both fun and easy. These are just a few reasons why you'll want to use me to assist you with your next Park Shore Naples Florida transaction. For more information regarding La Mer at Park Shore, contact me direct!

Best Regards,

Your Naples Smart Girl!

Enclave at Park Shore Naples Florida

I just launched the Enclave at Park Shore pages of my Naples Florida real estate website. From http://www.shannonlefevre.com/ you can:

• Learn about the Enclave at Park Shore condominium
• See Enclave at Park Shore condos for sale (Right now there are two FABULOUS units available)!
• Review Enclave at Park Shore floor plans
• Review Enclave at Park Shore site plan
• Research Enclave at Park Shore past sales

This is part of my continued effort to help make buying and selling in the Park Shore Naples Florida area easy and fun. These are just a few reasons why you'll want to use me to assist you with your next Park Shore transaction. For more information regarding the Enclave at Park Shore, contact me direct!

Best Regards,

Your Naples Smart Girl!

Savoy at Park Shore Naples Florida

I just launched the Savoy at Park Shore portion of my Naples Florida real estate website. From www.ShannonLefevre.com you can"

• Learn more about Savoy at Park Shore
• See Savoy at Park Shore condos for sale
• Review Savoy at Park Shore floor plans
• Review Savoy at Park Shore site plans

This is part of my continued effort to help make purchasing and selling in Park Shore easy and fun. This is just one of the reasons why you'll want my assistance with your next Park Shore transaction. For more information regarding Savoy at Park Shore, contact me direct!

Best Regards,

Your Naples Smart Girl!

Aria at Park Shore Update

Aria at Park Shore improvements to my Naples, Florida real estate website are now live and available for viewing. Those improvements include Aria at Park Shore condos for sale, Aria at Park Shore Site Plan, Aria at Park Shore Floor Plans, community information and more.

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I focus on helping you quickly find the information regarding Aria you are most interested in and making it easy for you to identify a property in Aria fitting your requirements.

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I am happy to report that I currently have Penthouse 402 located on the 18th floor currently under contract and set to close on August 1, 2008.

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Aria at Park Shore is considered the grand finale in Park Shore Naples, Florida. It is truly a fabulous building. For more information regarding Aria, please visit my website or feel free to contact me direct.

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Sincerely,

Your Naples Smart Girl!

Terraces at Park Shore Update

Terraces at Park Shore has recently been updated on my Naples, Florida real estate website.

The updates include additional information regarding The Terraces at Park Shore, Terraces at Park Shore site plan, Terraces at Park Shore floor plans and Terraces at Park Shore condos for sale.

There are a total of 16 units listed at this time all of which you can find on my website. My effort is to make researching Terraces at Park Shore as easy as possible allowing you effortless beachfront purchasing in the Naples, Florida Park Shore area.

If after reviewing my site you feel like there is additional information you need to help you with your purchase, feel free to contact me direct or send me an email to let me know what other information you think would be useful.

Best Regards,

Your Naples Smart Girl!

Enclave at Park Shore Update

Improvements have been made to the Enclave at Park Shore section of my Naples, Florida real estate website.





From Enclave at Park Shore, one of the most exclusive beachfront high-rises in Park Shore, you are able to get information about the community, see pictures check out the Enclave site plan and Enclave floor plans. You can also review all Enclave at Park Shore condos for sale currently offering IDX marketing.



What is IDX marketing? The option your REALTOR can choose that allows their listing (your unit) the ability to be advertised on other websites which is great especially if their site doesn't rank high in popular search engines like Google. To see the top 10 ranking websites for Enclave at Park Shore, click here. If you're thinking about selling your Enclave at Park Shore condo, you'll definitely want to use an agent who knows how to market on the Internet.



More and more people are beginning (and in some cases ending) their quest for Naples, Florida real estate on the Internet. For example, I've sold 4 properties this year to people who never saw their Naples, Florida property before they purchased. Through my website and personal assistance, they were able to identify, negotiate and purchase their property without ever stepping foot on Naples soil. If you're condo isn't on my site, how will the next buyer know it's for sale?



Feel free to check out Enclave at Park Shore condos for sale or contact me direct with any questions your might have.



Best Regards,
Your Naples Smart Girl!

Naples, Florida Magnificent Properties

If there was ever a time to select a magnificent Naples, Florida property...now might be the time to do it. Not because prices are rock bottom or because "now is the time to buy" which is (in my opinion the most overused and least believed term in real estate)...but I believe now is the time to check out the inventory because now more so than any other time in my seven year Naples, Florida real estate memory have there been SO MANY INCREDIBLY AWESOME PROPERTIES to choose from.

I feel it's important to preface, I'm not talking about the really pretty Naples houses and Naples condos you've grown accustomed to seeing if you're familiar with my market. I'm talking about the kind of properties that will absolutely leave you breathless.

I've been previewing and showing pretty much solid for the last few weeks. I've also been keeping my eye on the market almost as often as I did during our crazy days back in '04 and '05 because I have buyers who want specific product that simply isn't available right now.

Just this evening I noticed a new listing that hit the market in the Strand at Bay Colony...one of the most exceptional locations in all of Naples. Currently there are three for sale there which is unusual but more importantly the FINEST OF THEM ALL just went on the market today. I had the luxury of dining there during the Naples Winter Wine Festival a few years back and I simply can't tell you how phenomenal this property is. Anybody who has walked by on the beach knows which one I'm talking about and anyone who's "anyone" knows how truly amazing this place is.

This estate along with the other two fabulous listings located in The Strand are not properties designed for the weak at heart. It will take a pretty penny to purchase one of those magnificent homes with prices beginning at a cool $14,990,000 and increasing from there but I think they're worth it. The owners know they are too and will be the type of owner who will wait for the right person to step up to the plate.

Now before you get your hopes up in taking a drive by or perhaps scheduling a showing, be prepared. There are two gates preventing you from doing a drive by and even the sweetest talking driver can't get through them. Also, be prepared to show a little documentation proving you have the means to make the purchase. There won't be a broker's tour and they won't open the door for just anyone.

If you find those choices to be a little out of your budget or perhaps estate homes are not your style, l'd love to introduce you to some of the luxury high rise condos I've been previewing as of late. The Windsor is considered THE building to be in on the beach at Bay Colony and there is every good reason for that. There are currently three units available there starting at $5,699,000 and continue to increase in price to slightly over $10,500,000.

I've only previewed two as the last is entirely out of my customer's desired price range but the two I saw are guaranteed to tickle your "I gotta have that" bone. There's also a magnificent unit in Remington that cannot go without mention. The decor there is absolutely awesome but when it comes right down to it, there's a unit in The Windsor that made my eyes water. The decorating and lay out may be the absolute best I've ever seen....EVER.

Continuing to Park Shore there's a high rise condo at Le Rivage that I would give another highest rate of approval on. Again the floor plan and decor here was above exceptional. The location for those who prefer more of a city feel might choose this location over Bay Colony and between this one and the one in The Windsor, if it were my money well, I might have to buy both and try them out for awhile before finally deciding...they are that great.


I also had the opportunity to preview one of only two beachfront villas for sale in Park Shore. Again a spectacular place offering something unique and special that the Park Shore beachfront high-rises can't do. A private pool with view of the beach, soaring ceilings and ample square footage with a fabulous floor plan are just a few of the superb attributes this place has to offer. A must see if nearly $4,000,000 is within your range.



Continuing South I could not complete my post without mentioning three more fabulous Old Naples homes I've either shown or previewed within the last couple of weeks. Price ranges start at a "wiggle" over $2,000,000 and increase to a whisper under $6,000,000. All of them are remarkable in their own outstanding ways. The lowest priced one I firmly believe is the best deal in Old Naples and is an absolute knock out. The character and appeal displayed throughout every inch of this home will please the most discriminating buyer and if that buyer is somehow attached to the most number driven counterpart, even they will find no reason to turn it down. This home is a perfect match for both parties.

My next favored property is located just over a stone's throw to the beach and within a tiny distance to 3rd Street where fine dining and shopping awaits. It has been masterfully decorated and the home design must have been brilliantly selected for the lot overlooking a beautiful lake. It will take a tiny bit more ranking in at almost $6,000,000 but again, the buyer who "wins" this one is winning something truly sweet.

My last notable property I've had the luxury of previewing is not on the market yet and I doubt it will be on long. It's a brand new construction single family home on a fabulous over-sized lot with every custom feature included. It's beautiful, unique and exquisite not super formal or casual but possesses the ability to swing either way. The builder is one of the most highly regarded builders in all of Old Naples and there's no mystery as to why he holds such an outstanding reputation. You can see just by touring the home that he loves what he does and what he creates loves him back.

This has been a remarkable time for me. To see the magnitude of real estate I've seen has always been a dream of mine.

If you'd like to see what I see or if you'd like me to talk about your property the way I've described these, I'm happy to take your call.