Pelican Bay Single Family Home Update

Hello Naples Friends,

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

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

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

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

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

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

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

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

Carlsyle at Bay Colony: WE NEED INVENTORY HERE!

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

Chateaumere Royale: WE NEED INVENTORY HERE!

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

Claridge at Pelican Bay: WE NEED INVENTORY HERE!

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

Contessa at Bay Colony: WE NEED INVENTORY HERE!

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

Coronado at Pelican Bay: WE NEED INVENTORY HERE!

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

Dorchester at Pelican Bay: WE NEED INVENTORY HERE!

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

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

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

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

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

Marquesa at Bay Colony: WE NEED LISTINGS HERE!

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

Montenero at Pelican Bay: WE NEED LISTINGS HERE!

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

St. Pierre at Pelican Bay: BRING YOUR IMAGINATION!

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

St. Raphael at Pelican Bay: NICE LISTINGS HERE!

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

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

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

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

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

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

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

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

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

Windsor at Bay Colony: WE NEED LISTINGS HERE!

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

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

Chanteclair Maisonettes at Pelican Bay Naples Florida Update

Chanteclair Masionettes at Pelican Bay has had a TREMENDOUS year!  Here are the Chanteclair Masionettes at Pelican Bay real estate stats:

• Current Chanteclair Masionettes at Pelican Bay condos for sale = 0
• Pending Chanteclair Masoinettes at Pelican Bay condos pending = 1
• Chanteclair Maisonettes at Pelican Bay sales during the past 12 months = 5

Chanteclair Maisonettes at Pelican Bay is sold out and has had a record breaking year! Below is a graph of all the SunshineMLS recorded sales on record and after studying the public records this may be the most sales in Chanteclair Maisonettes since the beginning of the community in 1989.

This is just another blaring example of the movement we've seen in Pelican Bay this year and Pelican Bay does not stand alone when we talk about Naples Florida communities with a shortage of inventory.

If you are interested in purchasing in Chanteclair at Pelican Bay:  If you really want to be in Chanteclair Maisonettes, I may be able to locate one for you but you must know the current list price to sales price ratio is currently at 95% which is slightly higher than the Pelican Bay average at this time.  Any deals to be had in Chanteclair Maisonettes at Pelican Bay has probably already been purchased.

If you are interested in selling your Chanteclair at Pelican Bay condo:  You should be able to net more than past sellers in this community provided your unit is in good condition.  Call me direct with some ideas on how you can net the most on the sale of your Chanteclair Maisonettes at Pelican Bay condo!

For more information about Pelican Bay or any other Naples Florida real estate, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Pelican Bay Naples Florida Update

Hello Naples Florida Fans!

Here's a quick update about Pelican Bay!

According to MLS the inventory in Pelican Bay is LEVEL! Whoo Hoo! This means there's (almost exactly) 12 months of inventory available on the market. While this is good news this report might be a little unfair since I fully suspect the inventory to increase considerably during the next few months in preparation for season but the inventory across the board in Pelican Bay is level now which is something I haven't been able to claim in quite some time.

Actual Pelican Bay real estate statistics are as follows:
309 Active Pelican Bay listings
303 Closed during the past 12 months
13 Pending

Last year 212 Pelican Bay properties had closed by this date.
This year 249 Pelican Bay homes and condos have closed.
That's a 15% increase in sales...AWESOME!

Let's do a breakdown on Pelican Bay product:

Pelican Bay Low Rise Condos:
76 Active
103 Closed during the past 12 months
5 Pending
Pelican Bay low rise condos are under-supplied! There's not even a 9 month supply of Pelican Bay low rise condos available.

If you are a buyer, you are not alone. It is wise to purchase with a professional negotiator to assist you. The average list to sales price ratio is currently 92%. Expect that to tighten if inventories continue to shrink and expect prices to rise. I can assist you with this :).

If you are a seller, CONGRATULATIONS! You stuck it out and it may pay off for you. This is not a time to be greedy though as smart pricing is still the key! Make sure you list your property with a Fabulous Realtor who can assist you with details that can put more money in your pocket and take less time. Call me for details.

Pelican Bay Mid Rise Condos:
28 Active
19 Closed during the past 12 months
4 Pending
Pelican Bay mid rise condos are over-supplied! there's still almost 18 months of Pelican Bay mid rise condos on the market.

If you are a buyer, you still have some good talking points when negotiating. If you don't know what those are, that's why you hire someone awesome, like me. :)

If you are a seller, and you can hang tight, I would. If you want to sell anyway, price is going to be key and condition. If you are best priced and best looking, you can still get it done. If you are even better priced and worst looking you can still get it done but you want to hire someone who knows how to put the buyer for your unit on paper! Call me!

Pelican Bay High Rise Condos:
155 Active
116 Closed during the past 12 months
9 Pending
Pelican Bay high rise condos are still over supplied! (16 months of inventory) This is down substantially compared to past analysis.

If you are a buyer, you still have some good talking points when negotiating and if you will consider doing some redecorating that could work out in your favor...if you are an entity that likes to do this for extra income...there are opportunities for you. Give me a shout and we'll discuss best options.

If you are a seller, price is still key and condition helps ALOT too! Make sure you do the things possible to make your unit stand out and make sure your priced accordingly and you should be able to get the job done. I can help if you choose to go that direction!

Pelican Bay Villas:
24 Active
35 Sold during the past 12 months
4 Pending
Pelican Bay villas are still under-supplied as they have been for some time. With barely 8 months of inventory, pickings are slim.

If you are a buyer, the past 12 month historical statistics show the average list price to sales price is 89% I would expect this number to increase and prices to increase as well...If you want a better shot at getting a great deal, call me.

If you are a seller, CONGRATULATIONS. Your competition is few but you will still want your Pelican Bay villa to look great and be priced well for the highest return. Call me for details!

Pelican Bay Homes:
24 Active
30 Sold during the past 12 months
2 Pending
Pelican Bay homes are under-supplied! There's less than a 10 month supply of inventory here.

If you are a buyer, most of the Pelican Bay homes currently available need remodeling. There are a few that have already been remodeled selling for a premium right now. There are still some negotiating points that can help you get a good price even with the low inventory. Call me for help.

If you are a seller, it may be advantageous for you to do some remodeling before putting your home on the market but BEWARE if you short cut your remodel with poor material choices or unprofessional work, it could hurt your more than help you. If you have the ability to do some tasteful updating you might get a premium for your effort. Call me for details!

That's Pelican Bay Naples Florida in a nutshell! Hope you enjoyed the Pelican Bay update and if you have any questions or want more help, just give me a shout!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Last Week In Pelican Bay 8/30/10-9/3/10

This week in Pelican Bay Naples Florida:
3 properties sold:

1. Pebble Creek at Pelican Bay 7671 Pebble Creek Cir #503 $912,500 (98% of list price) Went under contract in 31 days!
2. St. Kitts at Pelican Bay 6585 Nicholas Blvd. #1504 $630,000 (90% of list price) Closed in 20 months but it was originally listed for $959,000.
3. Willow Brook at Pelican Bay 792 Willowbrook Dr. #403 $325,000 (86% of list price) Took 17 months to close but it was originally listed at $650,000 WOW!

11 price changes occurred in:

• Chateaumere Royale at Pelican Bay
• St. Kitts at Pelican Bay
• 2 in St. Pierre at Pelican Bay
• L'Ambiance at Pelican Bay
• Barrington Club at Pelican Bay
• 2 in Montenero at Pelican Bay
• Strand at Bay Colony
• Glencove at Pelican Bay
• Interlachen at Pelican Bay

6 Pelican Bay properties went under contract this week in these Pelican Bay neighborhoods:

• Village at Pelican Bay
• Montenero at Pelican Bay
• Willow Brook at Pelican Bay
• Vizcaya at Bay Colony
• St. Marissa at Pelican Bay
• St. Kitts at Pelican Bay
• Breakwater at Pelican Bay

10 Pelican Bay properties went on the market this week in these Pelican Bay neighborhoods:

• St. Nicole at Pelican Bay
• Claridge at Pelican Bay
• Valencia at Pelican Bay
• Avalon at Pelican Bay
• Vizcaya at Bay Colony
• Chateaumere Royale at Pelican Bay
• St. Laurent at Pelican Bay
• Barrington Club at Pelican Bay
• Montenero at Pelican Bay
• Oakmont at Pelican Bay

For more information about Pelican Bay, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Pelican Bay Naples Florida High Rise Update

Well I knew when I started my Pelican Bay Naples Florida update sequence I wouldn't be deliver super news when it came to the Pelican Bay high-rise market but I'm happy to report it's better than I thought it would be!

Although the Pelican Bay high-rise market is currently in oversupply, it's not as high as I originally expected.  We're at about 17 month inventory now.  While this isn't the best news I could deliver to Pelican Bay high rise property owners, this may be good news for those Pelican Bay buyers who have been waiting for a perfect time to purchase. 

Here's a run down of the different Pelican Bay condominium buildings:

Pelican Bay High Rise Hot Buildings:

Biltmore at Bay Colony - Only has 1 unit currently available.  3 have sold during the last 12 months.  If you own property in Biltmore at Bay Colony, now might be a great time to sell! Contact me for a property evaluation.

Carlysle at Bay Colony - Only has 1 unit available with 2 sold during the last 12 months and 1 currently under contract. 

Contessa at Bay Colony - Has had a whopping 7 units sell during the past 12 months with 4 units currently on the market.  If you're looking for a unique opportunity, you might check out the current inventory here.  There's a one of kind offering right now!

Coronado at Pelican Bay  - Has had a whopping 7 units sell during the past 12 months with 6 currently available.

Heron at Pelican Bay - Has had a great year.  3 units have sold during the past 12 months with only 1 left!

St. Laurent at Pelican Bay - Only has 3 currently available with 6 sales during the past 12 months. 

St. Pierre at Pelican Bay - 6 units are available with 8 sales during the past 12 months. 

St. Tropez at Pelican Bay - 2 units have sold here with only 1 left.

Pelican Bay High Rise Buildings Holding Their Own:

Chateaumere Royale at Pelican Bay - 3 available, 3 sold.  There's one unit that looks like a decent deal on paper although I believe the best deals in this building are already gone.

Remington at Bay Colony - Currently has 3 on the market with 3 closed sales during the past 12 months and 1 poolside cabana.  There's an interesting penthouse available here too! 

Windsor at Bay Colony - 1 sold, 1 available. :)

Pelican Bay High Rise Buildings With Oversupply Of Inventory:

Brighton at Bay Colony - Currently has a 2 year supply of inventory with 4 current listings and 2 sold during the past year.  I don't really see anything advertised that would constitute an exceptional deal here but Brighton at Bay Colony is a fabulous building and if you don't know it...you should.

Cap Ferrat at Pelican Bay - Has only had 3 sales during the last 12 months with a whopping 12 units on the market right now.  That's a 4 year inventory! Rumor has it that Cap D' Antibes is going back on the market this fall and this could be part of the reason why so many units are available here.  Many Cap Ferrat unit owners may be wanting to switch up and are anticipating the process by putting their properties on the market now in preparation.  If you are currently a Cap Ferrat unit owner, it might be wise to hold off on putting your unit on the market unless you are prepared to sell at a discount or wait to get your price.  If you are thinking about purchasing in Cap Ferrat, no huge deals stand out on paper but give me a shout, there might be some negotiating that can be done.

Claridge at Pelican Bay -  Only 1 unit has sold during the past 12 months and there are currently 7 properties in Claridge on the market.  There are a few with reasonable pricing but a smart buyer might try to use the sluggish movement in the building as leverage for a lower priced offer.  Contact me for details if you're interested in the building.

Dorchester at Pelican Bay - 3 on the market with 2 selling during the past 12 months.  Pricing may already be tightening here.  Looks like the best deal of the year has already sold which was a remodeled unit that sold for $565,000

Grosvenor at Pelican Bay - Although there have been 5 units that have sold during the past 12 months which is great traffic, there are still 7 available. 

Marbella at Pelican Bay -  A whopping 17 units are on the market in Marbella right now with only 7 sold during the past 12 months.  If you own property in Marbella, now might not be the time to sell...unless you have to.  If you're thinking about purchasing in Marbella, I would have my agent do some due diligence in this building...there might be a deal to be had!

Marquesa at Bay Colony - Has two currently for sale with only 1 property sold in the building during the past 12 months.  There does appear to be a pretty decent deal here right now if an expansive view is not that important to you.  Call me for details.

Montenero at Pelican Bay - 6 units have sold during the past 12 months  with another 8 currently available.  Of the 8 there are 3 very interesting penthouse units available.  One might expect sitting back on the Pelican Bay Boulevard there wouldn't be much of a Gulf view...the views here and floor plans are fabulous! 

Salerno at Bay Colony - 6 units are currently available while only 3 have sold during the past 12 months.  Ehh...

St. Kitts at Pelican Bay - 8 units are currently for sale while only 3 have sold during the past 12 months.  2 are currently under contract.  Units here are smaller for the most part so if you want a great view, not alot of space and don't want to pay a ton...you might check this out.

St. Lucia at Pelican Bay - 4 units are available with only 3 selling during the past 12 months.  There appears to be a pretty decent deal here.

St. Maarten at Pelican Bay - 7 units are available with 5 closing during the past 12 months.  Units are small causing pricing to typically be less expensive than some of her sister buildings although I don't see anything I would call a huge deal right now.

St. Marissa at Pelican Bay - 5 units are available with only 1 selling during the past year.  

St. Nicole at Pelican Bay - 4 units are available with only 1 selling during the last year. 

St. Raphael at Pelican Bay - Currently has 18 units available (WOW) with 11 sales during the past 12 months.  Somebody got a fabulous deal on a penthouse here!

Stratford at Pelican Bay - Has sold 4 with 5 currently on the market. There is a screaming deal here even if Stratford has had a tough go at it during the past several years!

Toscana at Bay Colony - Has 6 on the market right now with only 3 that have sold during the past 12 months.  There are a couple of deals here right now.

Trieste at Bay Colony - 9 for sale, 4 have closed during the past 12 months...will this building ever level out?  I'm sure it will. In the meantime deals are being snatched up.

I've noticed pricing has definitely increased in some of the high-rise product whether there's a good reason for some of this is hard to determine but that is what makes a neighborhood stable.  The value of your property is only as high as the least fortunate property owner and one of the things I continue to see in Pelican Bay is the bulk of the owners here have the ability to hold out for their pricing.  No worries to those of you looking for deals.  There are definitely some deals to be had in all of the product in Pelican Bay.  To what extent largely will depend on the due diligence you and your agent are willing to do. 

If you're thinking about selling your Pelican Bay high rise condo, it is wise to consult a professional who knows the high-rise market in Pelican Bay.  I'm happy to give you an honest account of the health of the market in your building even if it means you decided not to sell today. 

If you're thinking about buying a Pelican Bay high-rise, give me a shout.  I'm happy to assist you with your objective whether that be finding a perfect 1 of a kind unit offering fabulous features or an exceptional deal.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Pelican Bay Naples Florida Low-Rise Condos

The Pelican Bay Naples Florida low-rise condo market has STABILIZED!

I'm excited to report the inventory of low rise condos in Pelican Bay are finally in balance with current demand. 

Currently there are 91 Pelican Bay condos for sale (low-rise meaning 1-2 floors)

There have been 91 Pelican Bay low-rise condos sold during the last 12 months.

4 low-rise condos are currently under contract.

Low-Rise Pelican Bay condo subdivisions that are hot:

Breakwater at Pelican Bay = Breakwater at Pelican Bay has had a whopping 10 sales during the last 12 months and only has 6 units available.  The best deals in Breakwater at Pelican Bay have already sold.  I believe negotiations are tightening here and pricing could start going up if it hasn't already.

Glencove at Pelican Bay = UNDERSUPPLY!  6 units have sold during the last 12 months with only 3 remaining on the market. There is a ridiculous deal in there right now!

Pebble Creek at Pelican Bay = 6 sales during the last 12 months with 5 currently listed. There were some fabulous deals in there this year but there are still 2 nicely priced units currently available!

Pointe at Pelican Bay = 8 sales during the last year with only 3 currently available.  There were crazy deals done here this year.  If there's another deal like the ones during the last 12 months it is not readily identifiable. Let me do some research for you if you're interested.

San Marino at Pelican Bay = 6 sales during the last year with only 2 currently available.  There's still a nicely priced unit here!

Sanctuary at Pelican Bay = 6 sales during the last 12 months, only 3 left!.  There might be a slight increase in pricing here.

Willowbrook at Pelican Bay = 7 sales during the last 12 months with 4 left. There's a really nice priced listing left here.

Pelican Bay Low-Rise condo subdivisions that are holding there own:

Barrington Club at Pelican Bay = 4 Barrington at Pelican Bay condos are currently for sale, 1 is currently pending and 4 have sold during the last 12 months.  Pricing has started to come up here. I wouldn't be surprised if sellers aren't tightening negotiations now.

Chanteclair Maisonettes at Pelican Bay = Not much to report other than 1 has sold and 1 is currently available for not much more than the other sold.

Renaissance at Pelican Bay = 1 available, 1 sold during the last 12 months.

St. Lucia at Pelican Bay = 1 sale during the last year, 1 available.

St. Thomas at Pelican Bay = 1 available, 1 sale during the last year.


Pelican Bay Low-Rise condo subdivisions still with an oversupply of inventory:

Avalon at Pelican Bay = There's a two year supply of inventory here with 8 Avalon at Pelican Bay condos currently listed and only 4 that have sold during the last 12 months.  I'm not seeing any "deals" on paper right now but a little investigation might uncover one. Be prepared to do some due diligence to find it.   The best deal sold for just over $300,000 in April.

Crescent at Pelican Bay = It's almost a sin to categorize Crescent at Pelican Bay in the oversupply group considering there are 6 units available and 5 have sold.  There are still some nicely priced properties here if you are interested in this location, I would not hesitate long.

L'Ambiance at Pelican Bay = There have been 12 sales this year and although that's excellent movement, technically there's still a slight oversupply here with 14 L'Ambiance at Pelican Bay condos for sale.  While it doesn't readily appear there are any super deals to be had, a little investigation might prove otherwise.

Laurel Oaks at Pelican Bay = 5 sales during the last 12 months with 6 currently on the market makes it hard for me to put it in the oversupply section but...that's the deal. There have been ridiculous deals that have closed in here and there are some GREAT deals in there now!

Lugano at Pelican Bay = 2 closed during the last 12 months and 3 currently available. There is a ridiculous deal in here right now!

Serendipity at Pelican Bay = 6 currently for sale only 2 have sold during the last year.  Not too much to report here.

St. Simone at Pelican Bay = 4 currently available, 1 sold during the last year.

Valencia at Pelican Bay = 6 currently available, only 2 have sold at crazy prices. It appears there's been a major price hike here.

Even with the news that the Pelican Bay low-rise condo market has stabilized you can see there are some pockets doing better than others and even with the last year's success, there are definitely deals to be had. 

If you are interested in Pelican Bay condos, contact me direct!

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

Pelican Bay Naples Fl Real Estate Update

It's been awhile since you've seen a Pelican Bay Naples Florida real estate update out of me so let's not dally any longer!

There are a whopping 378 active listings in Pelican Bay right now with the lowest priced property currently priced at only $285,000 located in Laurel Oaks at Pelican Bay (that is a steal) and the highest priced property priced at $14,900,000 located in the Strand at Bay Colony

Of the 378 Pelican Bay properties for sale there are:

• 41 Pelican Bay single family homes
• 99 Pelican Bay low rise condos
• 25 Pelican Bay mid rise condos
• 183 Pelican Bay high rise condos
• 30 Pelican Bay attached and detached villas

There are currently 35 Pelican Bay properties pending with the lowest listed priced pending sale property listed at $270,000 (no brainer) located in Glencove at Pelican Bay and the highest priced pending sale rolling in at $5,795,000 in Bay Colony Shores

Of the 35 Pelican Bay properties currently pending there are:

• 5 Pelican Bay single family homes
• 15 Pelican Bay low rise condos
• 1 Pelican Bay mid rise condo
• 10 Pelican Bay high rise condos
• 4 Pelican Bay attached and detached villas

So far this year there have been a total of 105 Pelican Bay Sales with lowest priced sale selling for only $249,999 located in Laurel Oaks at Pelican Bay and the highest priced sale rolling in at a whopping $16,400,000 located in the Strand at Bay Colony once again!

Of the 105 Pelican Bay Sales there are:

• 10 Pelican Bay single family homes
• 33 Pelican Bay low rise condos
• 4 Pelican Bay mid rise condos
• 37 Pelican Bay high rise condos
• 21 Pelican Bay attached and detached villas

Obviously some segments of Pelican Bay are doing better than others with Pelican Bay villas leading the way in sales. In fact there's barely a year of Pelican Bay villa inventory on the market right now! Low rise condos aren't doing bad either but the biggest glut of inventory clearly falls in the high rise product in Pelican Bay.

Sellers: If you're thinking about selling...choose your pricing very carefully. Properties listed over $500,000 are not seeing near the traffic compared to properties priced below $500,000. Be sure your properties are in the best possible condition as well. Pelican Bay properties that are updated, clean and are priced well are clear winners while anything less can sit for a LONG time. Most importantly, if you really don't care if you sell right now, either take your place off the market or wait a bit...

Buyers: Your best negotiation will probably occur in the price ranges above the $500,000 price range but don't expect a heavy discount guarantee. Market times on many of these listings will prove that sellers can and will hold out for their price. There are already some great deal listed but do not expect to realize huge discounts off fair market value and rule but more of an exception.

For more information regarding Pelican Bay, contact me direct!

Best Regards,

Your Naples Smart Girl!

Pelican Bay Naples Florida Update

Currently there are 350 listings available in Pelican Bay Naples Florida including Bay Colony. I'd venture to say that's a little bit of surplus especially since there have only been 211 closings in Pelican Bay this year. It's typical for the Pelican Bay real estate market to look its bleakest this time of year since so many Pelican Bay properties hit the market right now and so many sell January through April.

Let's breakdown what Pelican Bay is experiencing by product:

Pelican Bay Homes (Single Family):
34 Active (October and November are big activity months for new listings)
1 Pending (January, February and March are big activity months for pending sales)
24 Closed (April and October have been the most active closing months)

The best time to list your Pelican Bay Home is October and November. That gives us enough time to get our marketing in place and for web savvy Realtors like myself, it gives us a chance to make sure your home is being indexed by all the major search engines.

The best time to buy a Pelican Bay Home is September through November. Competing traffic is slow and sellers are typically tired of the dog days of summer but remember, not all of the season's product will be on the market at this time because some sellers don't believe they can sell their properties at this time. My advice is to see if there's something that matches your requirements and strike a deal if possible during this time.

Pelican Bay Villas (Detached)
15 Active (October and November are biggest listing months)
2 Pending (May is the biggest pending sales month)
12 Closed (May and June are the biggest closing months)

Pelican Bay Villas (Attached/Half Duplex):
23 Active (November is the biggest month for new listings)
2 Pending (March and April are the biggest pending sales months)
16 Closed (March and June are the biggest closing months)

The best time to list your Pelican Bay Villa is NOW. Most people coming down for season start searching around the internet right now and if your Pelican Bay villa isn't on the market, they're not seeing it as an option.

The best time to buy a Pelican Bay Villa is November or April. November is when most of the product hits the market and when you're probably going to find hard to find properties (like Cannes at Pelican Bay) before someone else snatches them up during season. If you're not as particular the best time to purchase might be in April as hopes of selling during season begin to fade. Sometimes you can negotiate your best deal at this time.

Pelican Bay condos (low-rise)
Active 97 (November is the most active month for new listings)
Pending 1 (February April and May are most active pending sale months)
Closed 66 (June and October are big closing months)

As you can tell by the numbers, there's always quite a bit of product available in this Pelican Bay category.

Pelican Bay condos (mid-rise)
Active 27 (November is the biggest winner again)
Pending 0 (February is the most active)
Closed 19 (October is the most active)

Pelican Bay condos (high-rise)
Active 154
Pending 6
Closed 74

As you can tell from the numbers above, Pelican Bay high rise condos are experiencing a little bit of a slow down and over abundance of inventory. This may be good news for you if you are a buyer because you might be able to find the perfect property fitting your needs and strike a nice deal.

Please note: Despite crazy economic conditions, we still have Pelican Bay owners who simply are not interested in giving their properties away. We also have a few who are willing to strike an outstanding deal. For example: A home in Georgetown at Pelican Bay was listed for under $1,000,000...it went under contract within a day or so of being listed.

For the best Pelican Bay Naples Florida real estate service, give me a shout. I can help you accomplish a majority of your information gathering while you are away so that by the time you get to Naples, you can be ready to roll!

Pelican Bay Naples, Florida Prices Just Went Up!

Not all of Pelican Bay homes and condos are on the rise but if you were hoping to break into Pelican Bay with $350,000 it will take some negotiating if you can make it happen at all.
Until earlier this month there were two units available in Pelican Bay for $350,000 but both of those units have since gone under contract. The next greatest deal in Pelican Bay is now listed for $374,900.

***SPECIAL NOTE***If you are searching MLS or any websites with IDX you may notice listings with an address of 800 Vanderbilt Beach Rd. This is Pelican Bay Inn which is a condo conversion and not actually affiliated with Pelican Bay as no amenities are available with the purchase of one of these units.

Some areas are completely sold out at this time while other have limited inventory left:

• Barrington at Pelican Bay, there were two homes for sale that are currently under contract.
• Only two remain in Bridge Way Villas.
• The last unit in Cannes at Pelican Bay just went under contract.
• Cocobay at Pelican Bay just sold out.
• Cap Ferrat at Pelican Bay had a unit listed for $1,395,000. Next one available is $1,795,000.
• Three in Interlachen at Pelican Bay just went under contract within the last week leaving 5 left.
• 6 properties in L'Ambiance at Pelican Bay have either sold or pended contract leaving 6 left.
• 1 left in Las Brisas at Pelican Bay.
• Renaissance at Pelican Bay has sold out.
• The lowest priced unit in St. Maarten at Pelican Bay went under contract this month pushing lowest priced unit up from $589,000 to $626,000
• The lowest priced St. Marissa at Pelican Bay unit went under contract this month pushing lowest priced unit up from $619,000 to $929,000.
• A unit in St. Tropez at Pelican Bay listed at $419,000 went under contract a couple of days ago pushing the next lowest priced unit up to $549,000.
• There's only one left in Villa Coronado at Pelican Bay.
• Waterford at Pelican Bay had only one listing that just went under contract on the 21st of this month.

Areas in Pelican Bay where there is still considerable inventory are as follows:
Avalon
Barrington Club
Bay Villas
Beauville
Breakwater
Calais
Crescent
Glencove
Laurel Oaks
Pebble Creek
St. Raphael
Valencia
Willowbrook

* One point to remember, just because there is big inventory does not mean Pelican Bay owners are interested in giving their properties away but I do know of a couple of properties in Pelican Bay where they are happy to negotiate.

If you want to get your lowest price possible it is always wise to have your agent do some research first before firing off a low offer! I am capable of doing such research. Call me and let's make a deal!