Pelican Bay Villa Update

Hello Naples Friends!

Just spent some time in the Pelican Bay villa market. Whoo, it's going to be a tight one for Buyers this year but if you're in the market, there are some great choices. Two words, don't wait!

There are less than 5 months of inventory here so the market is tight and likely getting tighter.

Here are the Pelican Bay Villa markets that have NO inventory: 

• Beauville at Pelican Bay
• Carlton Place at Pelican Bay
• Chanteclair Manor at Pelican Bay
• Cocobay at Pelican Bay
• Grand Bay at Pelican Bay
• Las Brisas at Pelican Bay
• Lugano at Pelican Bay
• Oak Lake Sanctuary
• Sand Pointe at Pelican Bay
• St. Andrews at Pelican Bay
• Tierra Mar at Pelican Bay
• Villa Lantana at Pelican Bay
• Villas at Pelican Bay

If you're looking for properties in the above Pelican Bay neighborhoods, contact me directly! I can put you on my instant notification program to alert you when new product hits the market giving you the best chance of getting that property!

If you're thinking about selling your Pelican Bay villa in one of the above communities, contact me today to find out how we can knock it out of the park for you!

Here are the Pelican Bay neighborhoods with limited inventory:

• Bridgeway Villas
• Interlachen at Pelican Bay
• Villa Coronado at Pelican Bay

Even with limited inventories, there are still Pelican Bay villas that are priced well and look amazing! I wouldn't wait though, 3 Pelican Bay villas went under contract in 1 week. Activity like that is going to make it tough on other Pelican Bay villa buyers. We could see prices increase dramatically if this continues!

Here are the Pelican Bay villa communities where inventories are level:

• Isle Verde at Pelican Bay
• St. Raphael at Pelican Bay

Even where inventories are limited you can still find some pretty decent values and both fixer-upper and fabulously remodeled homes. 

Here are the Pelican Bay villa communities currently over-supplied:

• Bay Villas at Pelican Bay
• Cannes at Pelican Bay
• Vizcaya at Bay Colony

Here's the latest testimonial I received last night from my most recent Pelican Bay Buyer:

"5 star white glove service. Shannon is very knowledgeable regarding the housing market in general, and specifically the Naples area where we focused our house hunting search. We enjoyed spending time with Shannon and appreciated her invaluable input which ultimately led us to our dream retirement home in Pelican Bay. "

I've been living in Pelican Bay for 11 years. I know it, I sell it, I love it! Contact me today!

Best Regards,

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

Chanteclair Manor at Pelican Bay

Chanteclair Manor at Pelican Bay is having a great year too! 2 Chanteclair units have sold during the past year which means there is only 6 months of Chanteclair Manor at Pelican Bay inventory on the market at this time.  If you've been following my Naples real estate blog, that means we are UNDER-SUPPLIED here. 

This news should not come as a surprise since Chanteclair Manor is considered a Pelican Bay villa community and we all know how under-supplied Pelican Bay villas are throughout the community.  What is surprising though is the average market time in Chanteclair Manor coming in at a whopping 351 days...that's almost a year.  Many people would think, well...it's because those units were clearly overpriced...but were they?  The list price to sales price ratio in the Chanteclair Manor neighborhood is nearly 91% of list.  So the million dollar question today is:

Would you wait a year to get 91% of your list price or would you sell for less to sell faster?

If you're interested in purchasing in Chanteclair Manor:  There's one left.  If that doesn't work for you, check out the other Pelican Bay villas for sale or call me direct!

If you're considering purchasing in Chanteclair Manor:  Let's get together! I can help you with everything from finding the right stager to listing at the right price. 

For more information about Chanteclair Manor or Pelican Bay, Contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Carlton Place at Pelican Bay Update

Carlton Place at Pelican Bay has experienced a fabulous year...Here are the Carlton Place at Pelican Bay real estate statistics:

• Carlton Place at Pelican Bay Listings = 0
• Carlton Place at Pelican Bay Pending Properties = 0
• Carlton Place at Pelican Bay Sales during the past 12 months = 4
  

CONGRATULATIONS Carlton Place for selling out of all available product!

If you're considering a Carlton Place at Pelican Bay purchase:  Give me a shout and let me see if I know somebody who would consider selling at this time or you might consider an alternative Pelican Bay community like Cocobay at Pelican Bay.

If you're considering selling your Carlton Place at Pelican Bay home:  Give me a shout.  Average sales price per square foot in Carlton place is 401/square foot but depending on what you have to offer, yours might be worth a whole lot more.  Call me for all the reasons why and let's get started today!

The real story at Carlton Place at Pelican Bay is about the market time.  The average market time for the units that sold during the past 12 months in Carlton Place at Pelican Bay is 364.5 days....a YEAR on the market does not usually signify a hot market don't you agree?  It's as if they all sat and then they all sold.  BUT as you can see from the results....it could be proof that what my colleagues and I have been chirping about as far as inventory disappearing is true.  I believe I showed each of the units that sold last year at least once or twice and all were special in their own way.  In fact, I nearly sold one of the units to a couple who ended up purchasing in Pinecrest at Pelican Bay instead.  During that process one of the past owners at Carlton Place even had the courage to present an offer to my buyer because of the positive feedback he had received.  It's a technique that could be considered "aggressive" or "out of the box" but it is a super way to encourage a positive engagement with a potential buyer.  Had the home fit the needs of my client it probably would've worked out for them.  Ultimately my client decided he needed to take a stab at a Pelican Bay single family home instead of a Pelican Bay villa which brings to another conversation I recently had with a potential new customer I've been talking to lately. 

Her question she asked recently was whether or not Pelican Bay mid-rise condos were in high-demand and if I show them on a regular basis.  I personally don't show a great deal of Pelican Bay mid-rise condos because not too many of the buyers I've worked with ask for them specifically compared to other types of Pelican Bay properties.  Sometimes buyers aren't 100% sure what they want and have a hard time envisioning what they'll be doing with their time here and who they'll be doing it with.  While some of my clients know they'll be entertaining friends and family a great deal...others are still very much unsure about the details that concern what type of living arrangements will best fit their needs. That's why it's common to show one client a good cross section of several different types of properties so they can get in and, "see, touch and feel" their way into an idea of what they think will work for them.  I can uncover much about their uncertainty through a series of questions I ask but sometimes it actually takes getting inside to actually, "get it".  I remember once talking with a couple who were considering putting their Pelican Bay condo on the market after owning it for a relatively short period of time...if memory serves under 2 years.  She had made a comment about how she had wished her Realtor had been a little more insightful about her needs and how maybe she had made a mistake with going with somebody who may have just been after a deal instead of taking the extra time to make sure they would be happy for their duration in Naples. 

Many people trade up and down several times within Pelican Bay as their needs and/or wants change not necessarily because they had a crummy real estate agent.  Of course this happens more frequently in an appreciating market than it does in a flat or depreciating market for sure.  You'll find when we work together,  I will actually try to get inside your head and figure out what you want even if you don't even know yet.  I'm pretty good at that and that's just part of the reason why I give GREAT RESULTS!

I hope you enjoyed my Carlton Place at Pelican Bay update.  For more information regarding Pelican Bay or any Naples area, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl

Beauville at Pelican Bay Update

Beauville at Pelican Bay has been pretty quiet during the past year.  Here are the current stats:

• 2 Beauville at Pelican Bay homes are for sale.
• 1 Beauville at Pelican Bay sale occurred during the past 12 months.
• None are under contract.

Technically there's a 2 year supply of inventory in Beauville but honestly, working with such small numbers, I hardly consider that fair.  The unit that sold had some lovely updating and backed up to a nice common area just like one currently on the market for a higher price.  The other listing offers a special feature many people will really appreciate and if you don't mind doing some updating, you could end up with something super amazing there.  While pricing has gone up in Beauville, you can't blame the owners there. After all, there are only 26 Pelican Bay villas on the market right now. That is SLIM PICKINGS!

If you're a Beauville at Pelican Bay seller: There's no harm in a little more competition at this point and if you have a nicely updated villa, you could stand to do well with pricing right now provided all your neighbors don't decide to go on the market at the same time.  If you have a unit that requires updating keep in mind that even with the low inventory of villas in Pelican Bay, you're still probably going to have to sell at a discount to get your deal done.  The reason why is because you're probably going to have to sell to an end user who doesn't mind a project and many of those buyers want to be romanced by the price. Investors who purchase, remodel and flip definitely need to be romanced by price...If you have the time and money to do the updating, you might come out ahead provided you make the right selections.  If you have an updated unit and it is already staged well...then price is really the biggest thing you need to determine although a smart marketing plan is extremely important as well. Call me to assist you either way and we'll help you accomplish the goals you have in mind.

If you're a Beauville at Pelican Bay buyer: The two on the market right now are pretty interesting...especially that one with the special feature.  I can't go into details now but if you take a peek at the listings you can probably figure it out. You'll want to have more than your normal tired talking points when you go to negotiate. I'm finding the more compelling the points are, the better chance you have of getting your deal done on or near your terms. Even though this neighborhood is technically in over-supply, keep in mind that Pelican Bay villas as a whole is grossly under-supplied right now and I wouldn't be surprised if the inventory wasn't even more scarce mid season even with the expected influx of inventory set to hit the market within the next few months.  It always helps when you're working with an agent who knows the product, knows the market and can help you with a winning strategy to secure your next property.  Give me a shout and I'll be happy to assist!

For more information regarding Beauville Naples Florida or to see Beauville Pelican Bay homes for sale, contact me direct!

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 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!