Naples Open Houses

Good Morning Naples Enthusiasts!

There are 602 Naples Open Houses today! Here's what's happening in some of the best neighborhoods in Naples, Florida:

• Audubon Naples:      8              $599,000 - $1,300,000
• Collier's Reserve:      1              $1,025,000
• Coquina Sands:         5              $417,900 - $3,795,000
• Grey Oaks:                5              $799,000 - $3,995,000
• Mediterra:                10             $519,000 - $4,250,000
• Moorings:                21             $398,500 - $3,995,000
• Old Naples:             34             $595,000 - $7,995,000
• Park Shore:              20             $199,900 - $6,295,000
• Pelican Bay:            15             $459,000 - $2,328,000
• Pelican Marsh:        16             $349,900 - $1,595,777
• Pine Ridge:               1              $850,000
• Port Royal:               7              $5,750,000 - $15,900,000
• Quail West:            10               $1,400,000 - $4,700,000
• Royal Harbor:          3               $3,995,000 - $4650,777
• Tiburon                    6               $549,000 - $1,325,000
• Vanderbilt Beach     3               $229,000 - $3,999,000

Where you won't find Naples Open Houses today:

• Bay Colony
• Naples Cay

Additionally, you won't find any of the best Naples luxury beachfront condos open today.

If you would like to see properties in Bay Colony, Naples Cay or Naples luxury beachfront condos, you'll have to do it the "old-fashioned way" by making an appointment. Call me! I can assist!

If you would like the entire Naples Open house report, just shoot me a text or email. I'll send it to you!

Happy Hunting!

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

Naples Real Estate Inventory Update

Naples Real Estate Inventory Update: Naples real estate inventories should be high now. A 13% drop in new listings compared to 2016 could raise prices in some Naples neighborhoods. See where!

Naples Luxury Neighborhood Snapshot Report

Hello Naples Friends,

The John R. Wood neighborhood snapshot report was just released this week.  I'll report on the locations where I work and follow most:
Naples neighborhoods with a shortage of supply at this time:

Aqualane Shores:
30 Aqualane Shores homes sold during the past year. 19 are currently on the market = 7.6 months of inventory

Bay Colony:
2 Bay Colony homes on the market with 3 sold during the past year = 8 months of inventory
42 Bay Colony condos sold during the past 12 months with 27 remaining = 7.71 months of inventory

Grey Oaks:
59 Grey Oaks homes sold during the past year. 36 are currently on the market = 7.33 months of inventory.
16 Grey Oaks condos sold during the past year. 3 are currently on the market = 2.25 months of inventory.

Mediterra:
26 Mediterra condos sold during the past year. 17 are currently on the market = 7.87 months of inventory.

Olde Naples:
84 Olde Naples homes sold during the past year. 61 are currently on the market = 8.71 months of inventory.
141 Olde Naples condos sold during the past year. 71 are currently on the market = 6.04 months of inventory.

Park Shore/Moorings/Seagate/Coquina Sands Waterfront:
354 Park Shore/Moorings/Seagate/Coquina Sands Waterfront condos sold during the past year. 151 are on the market. = 5.11 months of inventory.

Park Shore/Moorings/Seagate/Coquina Sands Non Waterfront:
118 Park Shore/Moorings/Seagate/Coquina Sands Non Waterfront homes sold during the past year. 60 are on the market. = 6.1 months of inventory.
107 Park Shore/Moorings/Seagate/Coquina Sands Non Waterfront condos sold during the past year. 61 are on the market. = 6.84 months of inventory.

Pelican Bay:
47 Pelican Bay homes sold during the past year. 20 are currently on the market = 5.11 months of inventory.
289 Pelican Bay condos sold during the past year. 95 are currently on the market = 3.95 months of inventory.

Pelican Marsh:
56 Pelican Marsh homes sold during the past year. 24 are currently on the market = 5.15 months of inventory.
70 Pelican Marsh condos sold during the past year. 25 are currently on the market = 4.28 months of inventory.

Pine Ridge:
35 Pine Ridge homes sold during the past year. 23 are currently on the market = 7.9 months of inventory.
14 Pine Ridge condos sold during the past year. 2 are currently on the market = 1.78 months of inventory.

Quail West:
39 Quail West homes sold during the past year. 29 are currently on the market = 8.92 months of inventory.

Royal Harbor:
37 Royal Harbor homes sold during the past year. 21 are currently on the market = 6.81 months of inventory.

Tiburon:
31 Tiburon condos sold during the past year. 20 are currently on the market = 7.75 months of inventory.

Naples luxury locations showing stability:

Port Royal:
40 Port Royal homes sold during the past year. 41 are on the market = stable

Park Shore/Moorings/Seagate/Coquina Sands Waterfront:
13 Park Shore/Moorings/Seagate/Coquina Sands Waterfront homes sold during the past year. 13 are currently on the market = stable

Areas of opportunity for buyers to still get a deal if you are a buyer:

Collier's Reserve:
10 Collier's Reserve homes sold during the past year. 15 are currently on the market. There is at least one deal of the universe I know of in here.  Call me for details. = 18 months of inventory.

Mediterra:
44 Mediterra homes sold during the past year. 48 are currently on the market. Pricing has gone up here but there's still some terrific inventory. = 13 months of inventory.

Tiburon:
5 Tiburon homes have sold during the past year. 18 are currently on the market...wow! 43 months of inventory...not a typo.

You can expect to see more inventory hitting the market everyday between now and say Thanksgiving it will lighten a bit and the increase again after the holiday.
If you're considering a Naples purchase: Call me or email me asap.  Let's get your strategy together as there is no time to waste.  Many of you have already scheduled your time on my calendar.  Please award me the opportunity of assisting you by making arrangements in advance. I'm SO looking forward to helping you get your best deal!
If your'e considering selling your Naples property: Call me or email asap.  We will want your marketing in place for season in order to get you your target price and give you the highest potential of an acceptable contract! I'm excited to get the ball rolling!

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

Naples Real Estate Today

I was contacted yesterday by a correspondent who's preparing to write a segment on the current Naples real estate market. When she calls I always try to give her accurate, cutting edge information only a few may have already realized.  Here's what I told her:

If last year's big Naples real estate story was dwindling inventories, this year's big story will probably be about the turn towards a seller's market, smaller list price to sales price ratios and higher pricing.

Naples Real Estate Buyers: Get Strategic!  Up until now it's been fairly easy to march into any Naples neighborhood and find some sort of deal.  Not so much anymore. Ideas of negotiating heavily off list prices in all Naples areas like the beachfront in Bay Colony and other locations throughout Naples are probably in the past. 

As an example there are two properties currently listed in a neighborhood in Tiburon.  They are priced over 70% higher than the last two units sold.  Statements from the listing agents equated to, yes, those were pretty good deals...suggesting the seller may not be firm but clearly not interested in discounting to past levels.

The Good News For Buyers is you can still negotiate if you're a little more strategic than you were in the past.  If you find yourself wanting a property in a Naples location that's experiencing a high level of sales and you don't think you're going to have much negotiating power, you might consider other options.  While many of our best locations are doing well...some still aren't and may welcome your dollars a little more eagerly compared to other hot locations.

For example:

1.  Olde Naples homes are doing quite well right now with only 8 months of inventory.  It might be better for you (depending on your budget) to consider a location like Aqualane Shores where there's 19 months of inventory on the market right now.

2.  Pelican Marsh has 10 months of inventory while Tiburon has 28 months of inventory.  Your negotiating strategy may be far more welcome in Tiburon than Pelican Marsh.

3.  Moorings mid-rise condos have only 9 months of inventory while Vanderbilt Beach has a 27 month supply of inventory.  I think you're seeing where I'm going with this...

So maybe you like your Naples location and you aren't willing to necessarily consider an alternate neighborhood location.  That can be ok too depending on the situation.

For example:

There's opportunity in Grey Oaks right now because their single family inventory has with just over 20 months of inventory and their detached villa product has 24 months of inventory BUT their low rise product is doing exceptionally well. So maybe instead of doing a Grey Oaks condo, you should consider an area like Terra Verde where there's 5 on the market and none have sold during the past 12 months....(although one is now under contract).

The big thing here is just because you've stumbled into a location where all the product is gone or negotiations have tightened doesn't mean your opportunity is lost in Naples.  Just contact a GREAT Naples Realtor who can help you identify what you really want and help you negotiate a deal you can be happy about.

1.  If at all possible. Get to Naples and get this done before October. NOW IS THE BEST TIME TO NEGOTIATE PERIOD.

2.  The smartest buyers choose more than one property to negotiate. It's the best way to keep the emotion out of it and land a deal just in case that first guy is either unrealistic or unresponsive to your offer.

If you're a Naples Seller ~ It's VITAL you have an agent who knows the market and knows what they're doing. This is the time when some sellers leave money on the table unknowingly because they aren't in tune with a changing market and also a time when some sellers fail at selling because they think their properties are worth more than they are because of recent activity.  If your agent will conduct their business in an accommodating fashion while still having the appropriate level of confidence for you to get your price you should do well provided everybody stays realistic. 

As an example:

I listed a Pelican Bay property last season a tad bit prematurely because the owner had just negotiated a contract for another property but hadn't closed yet. They were concerned about holding their old property for an undesirable length of time but I knew they couldn't give possession of their old unit before they could move into their new one. The end of our official selling season was coming to an end but I felt exceptionally confident we had a great condo at a great price and had no concern selling the property for the price I had expected.

The day we closed on their new unit the seller's wife expressed her grave concern about selling her old condo. I looked her straight in the eye and told her we would get it done and told her she couldn't spend five more minutes worrying about not selling. The following day I presented two offers one of which they accepted. Happily, it came in higher than my originally estimated price.  It's this kind of pressure that can make an inexperienced agent stumble or encourage a seller to sell for less than a property is worth and why you should always list your property with an experienced, proven professional. 

For more answers regarding Naples real estate, please contact me direct. If you'd like to see property or review your market value, please give me as much notice as possible so I can best accommodate your schedule.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl

Shark Shootout at Tiburon in Naples This Weekend!

FORE! One of the biggest reasons why people purchase property in Naples Florida is because of the GOLF! Although I don't play myself, I've learned over the past several years how to appreciate the sport and provide content to buyers who are passionate about playing the game.

One of two big tournaments Naples hosts is going on this weekend at Tiburon in Naples Florida. The Shark Shootout is quite an event and if you've never been and you like golf, you gotta go!

Here's a link to all of the information: Shark Shootout

After you're done reading about that, let's think about Tiburon! 

Today there are a total of 46 properties on the market in Tiburon and 23 have closed during the past 12 months.  That means the market is in OVERSUPPLY and it's time to play Let's Make A Deal! Whoo Hoo!  3 people already knew that because there are 3 pending in there right now.

Here's what's going on in each Tiburon neighborhood:

Bolero at Tiburon - I don't have specific blogging permission on the best deal in Bolero right now but you can pick it out yourself by clicking on the link.  If you take a look at the 8 available, pricing will pretty much give that one away! Literally. :)

Castillo at Tiburon - Same thing here.  There's a clear winner on pricing but I can't talk about.  Effective marketing don'tcha think?  Don't let my restricted ability to talk about a great deal prevent you from missing out.  You should be able to find it pretty easily by clicking the link. ;)

Escada at Tiburon - Another clear winner here if you're looking for value but you'll have to keep clicking to see for yourself. 

Marquesa Royale at Tiburon - There's only 1 here...

Marsala at Tiburon - There's only 1 here...

Norman Estates at Tiburon -There are only 2 here...

Serafina at Tiburon - There are no screaming deals here.

Ventana at Tiburon - There's 13 for sale here and YES there are some deals!  Check 'em out!

Tiburon has SUPER amenities and The Ritz Carlton is your neighbor so if you like lots of amenities and don't mind paying a little higher fee for them, Tiburon is for you!

If you aren't necessarily excited about slightly higher fees...there are tons of other Naples golf properties currently available.  Just shoot me an email or give me a shout and we can get started right away!   SWING! :)

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

More To Come In Tiburon Naples Florida

It was just reported last week WCI had lost control of managing Tiburon Naples Florida and now today Naples Daily News reports they expect to start building in Tiburon as early as December.  Single family homes and 2 unit attached villa construction are the only types of products on the slate as they state condo product (especially high-rise product)is still in oversupply.

Talking about oversupply, currently there are 49 properties available in Tiburon Naples Florida.  There have only been 18 closed sales during the last 12 months...that's nearly 3 years supply!

Why would any developer want to start construction under those conditions?  If you break it down a little further, there are 8 single family homes on the market, 1 sold during the last year and 1 is currently under contract.  According to the article in the Naples Daily News, single family homes and duplexes are the two types of product WCI says they're going to focus on and pricing is supposed to stay between $200,000 and $700,000. 

If the pricing is correct then I imagine there should be some quick sales in Tiburon considering the fact that the lowest price home right now is in Marsala at Tiburon listed for well over 1 million.  It will be curious to see if they're just planning on shrinking the size of home or offering less features within the floor plan.  I suppose time will tell....

News like this would stall my decision to purchase Tiburon single family homes unless there was something that exactly fit what I was looking for and I didn't care what I was spending or what it was truly worth...it's hard to know if you're getting a great deal if you haven't been dealt all the cards yet.  I hate it when plans for a development take a huge turn...not that I'm saying that there's a huge turn taking place in Tiburon.  I just think most of the people who purchased single family homes in Tiburon always expected them to be worth at least somewhere around 1 million....not 300,000 less.

If I were looking a Tiburon condos, I'd probably move forward....

Ok, that's all for today.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!