Pelican Bay Naples Florida Market Update 11.28.12

I performed an extensive analysis on Pelican Bay today to help a buyer better explain his price position on his offer. If you've been following my Naples real estate blog or if you've had your ear to the ground here in Naples, you've heard two things repeatedly.

1. There's no inventory
2. We're expecting a very busy buying season

With sales steadily increasing buyers are losing power in negotiations.  It's been an interesting pre-season to say the least. As an example there were 1,604 sales from October to December 28th last year in Naples Florida.  This year there were 1,923 (up 18%). That has clearly put a new tone in listing agent and seller's voices and you can't hardly blame them...they've been waiting a long time to get the upper hand again and many feel like they have it...but do they?

Having a thorough understanding of a market is one of the most valuable assets a real estate agent can possess and sadly few can analyze a market well enough to have an undeniable understanding.  Unfortunately the data can be difficult to figure out and in some cases there isn't enough data to properly assess to get a true value of a property.  That's where my Pelican Bay analysis came in today. 

For the sake of confidentiality, I'm not going to discuss the exact location within Pelican Bay my buyer is targeting but because there was a strong discrepancy regarding current values in the location, I broadened the scope of my analysis to check my accuracy of understanding the Pelican Bay market. 

This is when negotiating can get tricky. The listing agent in this case was clearly holding tight to the idea that just because one buyer clearly over spent means that there's a well defined much higher market value in the neighborhood...total bummer.  So I held tight to the other Pelican Bay sales that made more sense while finding visions of holding hands merrily to the closing table were quickly fading...eh...been here before. So here's what I found out about our current Pelican Bay real estate market.

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 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!

Pelican Bay Naples Florida Home Update

The Pelican Bay Naples Florida single family home market has stabilized as a whole although there are some areas within Pelican Bay doing better than others.  As I wrote in yesterday's blog post, the lowest priced product is doing the best in Naples, Florida.  I expected the same for sales in Pelican Bay but after further research, I found some of the most exclusive neighborhoods to be the biggest winners during the last 12 months.

Pelican Bay Single Family Homes Snapshot:

There are 32 Pelican Bay homes for sale.

2 Pelican Bay homes are currently pending contract.

32 Pelican Bay home sales have occurred during the past 12 months.

Hot Pelican Bay Home Subdivisions:

Bay Colony Shores homes are actually doing better than the other single family home neighborhoods in Pelican Bay.  Specifically, Bay Colony Shores has done extremely well during the last 12 months with 7 sales and another one pending contract as I type.  There are only 3 Bay Colony Shores homes for sale now with prices ranging from $3,299,500 to $$4,500,000.

Pelican Bay Woods has also done well during the past year with 9 sales during the last 12 months.  There are 8 Pelican Bay Woods homes for sale currently with prices ranging from $730,000 (the lowest priced single family home in Pelican Bay) to $2,500,000.

Pointe Verde at Pelican Bay = 2 sales during the last 12 months with 1 home currently available there.

Pelican Bay Home Subdivisions Holding There Own:

Barrington at Pelican Bay = 3 sales during the last 12 months and 1 currently under contract.  There are only 3 left for sale in Barrington at Pelican Bay.

Jamestown at Pelican Bay = 1 available listing and one closing during the last 12 months.  The current listing is worth checking out!

Oakmont at Pelican Bay = 6 closings during the last 12 months with only 5 Oakmont at Pelican Bay homes available.

Strand at Pelican Bay = 1 sale during the last 12 months and 1 currently available.

Pelican Bay Home Subdivisions Still In Oversupply:

Georgetown at Pelican Bay = 6 homes for sale with only 1 closed sale during the last 12 months.  This is great leverage for a buyer right now if you can find a home seller interested in negotiating here.

Pinecrest at Pelican Bay = 6 homes for sale with only 3 closings during the last 12 months.  There are some nice listings here worth taking a peek!

Pelican Bay Home Subdivisions with little to discuss:

St. Andrews at Pelican Bay = 1 current listing.

Village at Pelican Bay = 1 listing available.

Bottom line is the gross oversupply of single family homes that once existed in Pelican Bay is dwindling.  You can expect for some owners to negotiate now more so than closer to our high selling season which starts as early as October depending on the weather.  If you have been waiting to get that best Pelican Bay single family home deal...I would do it now.  I think the window of opportunity is shrinking and statistics prove that point today.

You can expect more inventory to hit the market around the end of the year to prepare for our top selling season so if you're looking but you don't see anything that peeks your interest now, keep checking in!  That doesn't mean you're going to cut an exceptional deal though so make sure you know which part of your objective is most important to you.  If it's to buy a deal, do it now.

If you are a Pelican Bay buyer, contact me direct for fabulous buyer support and service!

If you are a Pelican Bay owner and are considering selling, contact me direct for the best advice on whether you should sell or hold and current property value!

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

Coronado at Pelican Bay Update

I just updated the Coronado at Pelican Bay portion of my Naples Florida real estate website! From there you'll be able to see the Coronado at Pelican Bay site plan, Coronado at Pelican Bay floor plans, check out the Coronado at Pelican Bay condos for sale and more. This is just my continued effort to provide the best Pelican Bay Naples Florida content! For more information about Coronado at Pelican Bay, visit my site or 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 HOTTEST DEAL

I can't believe my eyes! Is that really a condo in Pelican Bay priced under $250,000? Yes it is! Here's the scoop. Seller wanted it listed at a price that would cause it to move immediately. At this price it will! If you're interested in a 2 bedroom, 2 bath condo in Pelican Bay that needs remodeling and you want an excellent price, you need to move quick because this just might be the steal of 2009 in Pelican Bay.

Contact me ASAP before it's gone, the listing agent has already said his phone is ringing off the wall!

See more about this listing here at Laurel Oaks at Pelican Bay

EDIT: THIS ONE SOLD ALREADY...SORRY!

For more information contact me direct!
Your Naples Smart Girl
239-595-6223
shannon@shannonlefevre.com

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!