Coronado at Pelican Bay Naples Florida Update

Coronado at Pelican Bay has had a tremendous year! Here are the current Coronado at Pelican Bay real estate statistics:

• Coronado at Pelican Bay condos for sale = 2
• Coronado at Pelican Bay condos pending contract = 0
• Coronado at Pelican Bay sales during the past 12 months = 6

Current Coronado at Pelican Bay inventory is considered UNDER-SUPPLIED with only 4 months of inventory on the market right now.  Taking a peek at what is currently available and reviewing what has sold, the best Coronado at Pelican Bay deal may have already been snatched up unless somebody can do some super negotiating! 

Talking about negotiating, now would be a good time to talk about how some of our Neapolitans negotiate here.  You know that whole thing...when in Rome do as the Romans....well unfortunately this is not Rome, it's Naples and for the most part everybody is from somewhere else so they bring everything they learned about negotiating from some place other than Naples which means we really don't have just one "universal" way of negotiating deals around here.  That can be really tough if you come from a place where everybody negotiates contracts a certain way there and you're comfortable with that process and want to do that here.  Quite frankly, the other party whether that be the buyer, seller, other agent or whoever...may come from a place where they didn't do that where they came from and they want you to do what they did...over there....sigh...  My point about all of that silly nonsense is that I've worked with tons of agents here and I've had the opportunity to figure them out and can usually help you negotiate around the details that can drive buyers and sellers crazy or in some cases kill a deal.  That's why you want to call me when it's time to get started!

If you're considering purchasing in Cornado at Pelican Bay:  There are only a couple of mid floors available right now so if you're looking for something really low or something really high, you might want to take a peek at other Pelican Bay high-rise buildings to fulfill your needs.  The list price to sales price ratio in Coronado is at 89% right now which is just a little under the Pelican Bay average at this time.  Taking a deeper look into the negotiation history it appears past owners were willing to negotiate or they really weren't coming off their price much at all so you will want some assistance from your agent to help you determine what kind of seller you're working with if you find something you want to make a move on.  Call me!

If you're considering selling your Coronado at Pelican Bay condo:  You're in a great spot to go on the market! Make sure you're priced well and conditioned well and if updates haven't been made to your unit, at least look to a stager for some quality advice to help you sell faster and net more on your unit.  If you don't have the name of a successful stager, call me! I have a contact who's results have been remarkable! 

I hope you enjoyed the Coronado at Pelican Bay update! For more questions regarding Coronado at Pelican Bay, Pelican Bay or any Naples real estate, contact me direct! 

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Claridge at Pelican Bay

Claridge at Pelican Bay has had a great past 12 months and is still attracting ready, willing and able buyers!  Here's the current Claridge at Pelican Bay real estate statistics:

• 3 Claridge at Pelican Bay condos for sale.
• 1 Claridge at Pelican Bay pending contract.
• 5 Claridge at Pelican Bay sales during the past 12 months.

There's currently only 7 months of inventory in Claridge at Pelican Bay making this another under-supplied Pelican Bay community at this time.  The real interesting story about Claridge at Pelican Bay isn't so much about the under-supply of inventory more than what the difference between list price and sales price ratio is coming in at a whopping 97%.  That's the highest I've seen since reporting this season which is fabulous news for Claridge at Pelican Bay condo owners. 

Pricing has clearly increased as a result with Claridge at Pelican Bay list prices increasing on average per total at approximately 25%. To be fair, there are two higher floors on the market at this time which typically will command a higher price unless there's something negative going on with the property condition. 

Another outstanding Claridge at Pelican Bay real estate statistic is the fact that market time in Claridge has decreased a whopping 48%.  This statistic was pulled based on what is currently on the market and what has sold during the past 12 months.  Active Claridge condos stand at 195 days due to one of the units being what I would consider over-priced even for the current Claridge market success. 

The last unit to successfully negotiate a contract was only on the market 58 days before going under contract.  That's pretty quick for Pelican Bay and further proof that if you price it right to begin with you can defy the laws of market time and come out ahead.  While we're talking about that I might add that your chances of a buyer competition are far greater if you're priced well compared to over priced.  This could increase your chances of netting more when the final bell dings.

If you're a Claridge at Pelican Bay Buyer:  While there are some nice listings in Claridge at this time, I'm not sure there's anything that will completely blow your socks off. I'm also not sure we'll be able to do better than some past buyers have done on negotiating with such a small window of wiggle room in the statistics (only 3%)  The best thing for you to do is to take a peek, review the numbers and determine what the unit is worth to you before going forward.  It would probably not hurt you to venture outside of Claridge (if you have other interests) just in case you find you can't cut the deal you really want.  There are plenty of other Pelican Bay high-rise condos for sale with 16 months of Pelican Bay high-rise inventory still on the market BUT something for you to consider is the success Claridge at Pelican Bay has had in a product that may be last to become stable...call me when you want to get started and we'll put together a winning plan regardless!

If you're considering selling a Claridge at Pelican Bay condo:  You and your smart agent have a lot of great talking points to discuss with potential Claridge at Pelican Bay buyers.  Pricing and condition still is important when considering your selling strategy so make sure the unit looks its prettiest and is price accordingly.  If many of your neighbors decide not to do the same thing this season, you could fair pretty well.  It won't take much to stand out in the current market so make sure you call me when you want to get going and we'll prepare a fabulous marketing and selling strategy that is sure to bring success!

For more information regarding Claridge at Pelican Bay, Pelican Bay or any Naples real estate related topic, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Bay Colony Naples Florida Update

Bay Colony Naples Florida Update!

I know I said I was going to write about Pelican Bay sub-communities separately, and I will...but we can't leave out Bay Colony as a whole! So here it is!

Bay Colony has a LEVEL amount of inventory...in fact in a short period of time it may even be technically under-supplied!

Bay Colony Active Listings = 38
Bay Colony Solds (During Past 12 Months) = 38
Bay Colony Properties pending contract = 4

Market time in Bay Colony is shrinking! Average market time for properties that have sold is 270 days, for properties pending it's 671 days and for Bay Colony properties that remain on the market 244.

List price to sales price ratio is 90.21% but somebody actually negotiated a deal last September for only 68% of list price. WOW! That doesn't happen very often!

At first glance it looks like Bay Colony is getting less expensive since the average list price per square foot of the Bay Colony properties that remain on the market come in at $743/sq. ft. and the sold price per square foot average is $786/sq. ft. but ultimately that is because we had two homes in The Strand at Bay Colony sell during the past 12 months.  Strand homes are the biggest homes in Bay Colony and the only single family homes available on the beach in Pelican Bay. 

You're going to find some Bay Colony High Rise buildings doing very well and some with a slight over-supply of inventory. Some of this is going to be properties that have just hit the market in preparation for the upcoming selling season.

BUYERS~ Do not expect to go into negotiations with just a run of the mill, "the economy is in the toilet" negotiation tactic here. Many owners will hold out for their price as proven by the seller who owned Brighton at Bay Colony 1702. I personally had 2 people interested in that unit who were not willing to pay what the seller wanted.  The owner ended up getting over 95% of his list price...much less than what my buyers were willing to pay.  While it is always great to have a negotiating plan (when you work with me, I provide one to assist you) it must be understood there are some sellers here willing to leave a few dollars on the table to get the deal done, some sellers are more interested in the bottom line and can/will wait. If you think you're ready to make a Bay Colony purchase. Call me to get started!

SELLERS- If you are thinking about selling I would strongly consider reviewing the market in your building or subdivision first and making your decision based on the amount of inventory already on the market if possible. If you don't care about that and you want to sell anyway, property condition and price are two HUGE key factors.  Hard Contemporary decor is not a huge selling point here.  If you have decorated your unit in this fashion, you might consider having your home staged to sell fast and even net more money.  If you have a unit in original or near original condition, it may be most advantageous to do some remodeling if time and money permits. Many units are starting to show their age in Bay Colony and this may become a problem for people who want to net a certain amount or sell quickly.  Pricing your Bay Colony property properly will alleviate any market time issue.
For more information on how you can sell faster and net more, call me direct!

You can expect to see more updates about the individual sub-communities of Bay Colony as we go. 

PS~ I received a call from the sweetest lady from Boston today who is in Naples with her husband and are ready to see Pelican Bay high-rises.  I absolutely LOVED talking with her today and look forward to assisting you with your Pelican Bay endeavors as well!

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!

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!