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!

Pelican Bay Naples Florida Villa Update

There is currently a 17 month supply of inventory in the Pelican Bay Naples Florida villa market.  Not too long ago the Pelican Bay villa market was the best selling market in Pelican Bay.  The real estate market in Naples Florida changes fast and often.  That's why it's great to keep up with my Naples, Florida blog or contact me direct.

Currently there are 40 Pelican Bay villas on the market with only 28 Pelican Bay villas sales during the last 12 months.  Here's a rundown of each villa subdivision in Pelican Bay:

Hot Pelican Bay Villa Communities:

Bay Villas at Pelican Bay is doing GREAT! 4 villas are currently on the market with 7 sales during the last 12 months.  Prices here are definitely on the rise here.

Las Brisas at Pelican Bay has had 2 sales during the last 12 months with 1 currently on the market.

Villa La Palma Bay Colony has had 2 sales during the last 12 months with only 1 currently available!

Villa Lantana at Pelican Bay has 1 pending 2 sales during the past 12 months and 0 available.

Vizcaya at Bay Colony has 3 sales during the past 12 months with 2 currently available.  There's a nice deal in here!
Pelican Bay Villa Communities Holding Their Own:

Beauville at Pelican Bay is doing ok.  There are currently 2 for sale with 1 under contract and 1 sale during the last 12 months.  A quick look makes me question if prices are going up here too.

Lugano at Pelican Bay has 1 for sale and 1 closed.  Not much more to report here.

Tierra Mar at Pelican Bay has 2 for sale, 1 pending, 1 closing.  According to list prices, it appears pricing here has gone up.

Villas at Pelican Bay has had 3 sales during the past 12 months with 3 currently on the market.

Pelican Bay Villa Communities With An Oversupply Of Inventory:

Bridgeway Villas at Pelican Bay are not having a great year.  There are currently 3 for sale with 0 sales during the past 12 months...pricing hasn't changed a great deal although there have been a few price reductions over the past couple of months.  Might be a place to make a deal...call me if you're interested in testing the waters.

Carlton Place at Pelican Bay has 3 homes available, 1 pending and only 1 sale during the past 12 months.  There have been a few price reductions here but for the most part owners appear to be holding on to their prices...it might be worth a shot to test the waters here.

Cocobay at Pelican Bay has 3 homes available and 3 sales during the last 12 months.  If you're not familiar with Cocobay at Pelican Bay and you're interested in a villa, you might check these out.  Personally, I think the floor plans are fabulous!

Grand Bay at Pelican Bay has 2 available with 1 under contract.  0 sales during the last 12 months.  These offer great floor plans as well. You should check them out!

Sand Pointe at Pelican Bay has 2 for sale and 1 closing during the last 12 months.

St. Andrews at Pelican Bay has 2 for sale 0 pending, 0 sales during the last 12 months.  

St. Raphael at Pelican Bay villas has 2 for sale, 0 pending, 0 sales during the last 12 months. One big price increase here...

Pelican Bay Villa Communities With Little To Report:

Chanteclair Manor at Pelican Bay has 1 unit available, 0 pending 0 sold for the year.  There just isn't a whole lot going on here.

Interlachen at Pelican Bay has 1 villa unit available with 0 pending 0 sold...not much to report.

If you're thinking about selling your Pelican Bay villa, I would be very strategic in marketing and pricing if I were you.  Villas located in areas where there is little product should obviously have a better chance. I definitely see a difference in pricing in some areas and locations where there is ample product and little movement is proof the whole area is overpriced...I'm happy to assist you reach your objective.

If you're thinking about purchasing a Pelican Bay villa, there are some deals to be had out there and there are some overpriced units as well.  It's best to work with an agent who can do a comprehensive market analysis for you.  Call me and I'm happy to assist you make the right purchasing decision.

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!