Pelican Bay Single Family Home Update

Hello Naples Friends,

It's time for the Pelican Bay high rise report! Here I'll tell you:

• How the Pelican Bay high rise market has performed
• What's going on now with the market
• What buildings are winning, losing and standing still

The past 365 day performance of Pelican Bay high rise product:
A whopping 162 high rise condos in Pelican Bay sold during the past 12 months. With only 4.44 months on the market, that puts this segement in a pretty good undersupply. Prices are still going up but not at the rapid pace they have been. In fact, there have been 17 price reductions with the units currently on the market but there's also been 4 price increases as well.
The market is slowing down at a pretty fast pace though. Market time is up 87%! That means Seller's, it's time to look at your traffic and decided if you're priced where you need to be and if you're planning on hitting the market for the 2016-2017 selling season, you'll want to price it right this year and have a great strategy to attract buyers. We have one already in place so you might as well call us since you heard it here first!
Even though list price to sales price ratio is 94% (That's pretty strong for Naples) and even though our inventories are low, I expect our inventories to increase as it always does starting around October. This is excellent news for Buyers because they should start seeing some relief in prices and have more options to choose from.  You'll want to work with a proven professional and a Pelican Bay resident like myself to help you navigate your way through a successful sale. Call us, we'll help you hit your objective!
Here's how each building is performing:
Biltmore at Bay Colony: UNDERSUPPLIED WE NEED LISTINGS HERE!

• 1 active
• 1 pending
• 1 sold during the past year.
• 95% of list to sales price ratio

Brighton at Bay Colony: I NEED '04 STACKS AND LOWER FLOOR LISTINGS HERE!

• 2 active
• 2 sales during the past year.
• 92% of list to sales price ratio

Cap Ferrat at Pelican Bay: There's lots to choose from here. Might be some opportunities for remodeling too!

• 6 active
• 7 sales during the past year
• 94% of list to sales price ratio

Carlsyle at Bay Colony: WE NEED INVENTORY HERE!

• 0 active
• 2 sales during the past year
• 89% of list to sales price ratio

Chateaumere Royale: WE NEED INVENTORY HERE!

• 0 active
• 1 pending
• 2 sales during the past year
• 100% list price to sales price ratio (How about that for perfection?)

Claridge at Pelican Bay: WE NEED INVENTORY HERE!

• 1 active
• 0 pending
• 5 sales during the past year
• 97% list price to sales price ratio

Contessa at Bay Colony: WE NEED INVENTORY HERE!

• 1 active
• 1 pending
• 1 sale (I had the buyer on the only unit closed so far this year)
• 88% list price to sales price ratio

Coronado at Pelican Bay: WE NEED INVENTORY HERE!

• 1 active
• 1 pending
• 8 sales during the past year
• 93% list price to sales price ratio

Dorchester at Pelican Bay: WE NEED INVENTORY HERE!

• 1 active
• 0 pending
• 3 sales during the past year
• 89%  list price to sales price ratio

Grosevenor at Pelican Bay: ONE OF THE MOST AFFORDABLE PER/SQUARE FOOT OPTIONS!

• 4 active
• 1 pending
• 9 sales during the past year
• 95% of list price to sales price ratio

Marbella at Pelican Bay: This is an assisted living building with onsite medical services and meal service

• 3 active
• 0 pending
• 4 sales during the past year
• 94% of list price to sales price ratio

Marquesa at Bay Colony: WE NEED LISTINGS HERE!

• 0 active
• 0 pending
• 1 sold this year
• 95% of list price to sales price ratio

Montenero at Pelican Bay: WE NEED LISTINGS HERE!

• 3 active
• 0 pending
• 6 sales during the past year
• 93% of list price to sales price ratio

Mystique at Pelican Bay: A SELECT NUMBER OF LISTINGS ARE NOW IN MLS

• 2 active
• ? pending
• ? sales during the past year (all data is not being recorded in MLS yet)
• ? of list price to sales price ratio

Remington at Bay Colony: 3 OF THE 7 BEACHFRONT CONDOS ARE HERE! CHECK THEM OUT!

• 3 active
• 0 pending
• 1 sale during the past year
• 91% of list price to sales price ratio

Salerno at Bay Colony: THIS BUILDING HAS AN OVERSUPPLY OF INVENTORY

• 4 active
• 0 pending
• 1 sale during the past year
• 93% of list price to sales price ratio

St. Kitts at Pelican Bay: WE NEED LISTINGS HERE!

• 2 active
• 0 pending
• 9 sales during the past year
• 94% of list price to sales price ratio

St. Laurent at Pelican Bay: BIG WATER VIEWS IN UNITS CURRENTLY FOR SALE!

• 3 active
• 0 pending
• 3 sales during the past year
• 91% of list price to sales price ratio

St. Lucia at Pelican Bay: COOL UNIT HERE!!!

• 1 active
• 1 pending
• 3 sales during the past year
• 94% of list price to sales price ratio

St. Maarten at Pelican Bay: OPEN AIR LANAIS COMPARED TO "SCREENED" HERE CHECK THEM OUT!

• 4 active
• 0 pending
• 4 sales during the past year
• 98% of list price to sales price ratio

St. Marissa at Pelican Bay: UNDER 800K HERE!

• 2 active
• 0 pending
• 5 sales during the past year
• 95% of list price to sales price ratio

St. Nicole at Pelican Bay: SOME OF THE BEST WATER VIEWS ARE HERE!

• 4 active
• 0 pending
• 4 sales during the past year
• 100% of list price to sales price ratio

St. Pierre at Pelican Bay: BRING YOUR IMAGINATION!

• 1 active
• 0 pending
• 5 sales during the past year
• 94% of list price to sales price ratio

St. Raphael at Pelican Bay: NICE LISTINGS HERE!

• 2 active
• 2 pending
• 5 sales during the past year
• 94% of list price to sales price ratio

St. Tropez at Pelican Bay: WE NEED LISTINGS HERE!

• 0 active
• 0 pending
• 3 sales during the past year
• 95% of list price to sales price ratio

Stratford at Pelican Bay: SOME OF THE MOST AFFORDABLE PER SQUARE FOOT HERE!

• 2 active
• 1 pending
• 1 sale during the past year
• 100% of list price to sales price ratio

Toscana at Bay Colony: NICE UNITS LISTED HERE! CHECK THEM OUT!

• 2 active
• 0 pending
• 4 sales during the past year
• 93% of list price to sales price ratio

Trieste at Bay Colony: GOOD DEALS PER SQUARE FOOT FOR BAY COLONY HERE!

• 5 active
• 0 pending
• 1 sale during the past year
• 84% of list price to sales price ratio

Windsor at Bay Colony: WE NEED LISTINGS HERE!

• 0 active
• 0 pending
• 2 sales during the past year
• 92 % of list price to sales price ratio

Ok, that's all for today. I hope you enjoyed my Pelican Bay high rise report. If you want more information or want to set an appointment to list or sell your Pelican Bay property or any Naples property, call us. We'll be happy to assist!
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!
239-595-6223

Naples Luxury Real Estate Market Update

Hello Naples Fans! I just attended a contract seminar presented by one of the best real estate attorneys in Naples.  He shared best practice points on how to protect buyers and sellers from some of the gruesome pitfalls he's seen so far this year.  Also in the audience were about 45 of the other top agents in town. This is an invite only seminar which means this type of information is not readily available to just any agent and yet another reason why you want to list and buy with a Naples Realtor who:

• is properly connected
  
• knows the contract
  
• knows how to protect their client
• has their finger on the Naples real estate pulse

While I was there I took the opportunity to have Kevin quickly describe the Naples real estate market through his eyes.  The most stand out thing he had to say was that he wasn't seeing too much golf course community sales right now but that Naples beachfront was on fire.  This lead me to do some further research of my own to quantify his remark.  $1,000,000+ pending properties are up 45% during the last 30 days compared to this time last year.  This is GREAT if you're a Naples luxury real estate seller, not as great news if you're a Naples luxury real estate buyer.  As an example 5 Olde Naples homes listed over $1,000,000 have gone under contract during the past 30 days. That's significant considering that's 7% of the current Olde Naples single family home market.  Naples beachfront is doing well by the way. As an example 3 Contessa at Bay Colony units have gone under contract during the last 30 days. That's 42% of the current inventory in that building sold in 30 days. Several other Naples beachfront sales were documented as well.

If you're a Naples luxury buyer: Please know this year you are not alone and while cash will usually always speak louder than a mortgage contingency, you will want to act when you see something you like compared to waiting around til the end of season to pull the trigger.  I saw a few people last year attempt this and they lost.
  This does not by any means signify that we're at the stage in the market where you need to pay full price or over list in almost all cases.  This does mean that you will want to behave a little more aggressively to avoid competing with another buyer and be a little more strategic about your negotiations than you've needed to during the past several years to make the best attempt to get your deal done.
If you're a Naples luxury seller:  and your property is located on the beach you're in a great spot to make something happen this season provided you don't get too carried away on pricing.  The object of the game is to price well, be exposed properly and be prepared to negotiate the best terms possible for you.  If you price your property well, the odds of getting two buyers competing for your property at the same time are much better this year. This can be a great way to get the most for your unit if handled well. That's why you want to list your property with an expert who knows not only how to put your property in MLS but can also enthusiastically help you negotiate the best terms.  If you're not located on the beach, let's talk about your scenario on a case by case basis. Many of you will still have good news to hear.

Here's something else I found interesting. For the first 12 days of December last year there were 208 properties that went back on the market. Those are properties that had been withdrawn off the market and went back on and properties that were under contract, the contract terminated and then they went back on the market.  This number is usually higher during a poor market and lower during a stable market.  This year during the same time frame that number is down 42%. Another sign of market stability.


On a side note I want to mention how difficult it can sometimes be to explain a topic that's so inconsistent with the rest of the world.  Naples real estate is rarely on the same playing field as so many other markets and has a history of not conforming to what is happening with real estate with the US market as a whole. We were one of the first markets to cool and appear to be one of the first markets to recover. We are happy and consider ourselves fortunate for this.  If you have not been following me for long you will be happy to know I am an agent who values true transparency.  That's why you'll see actual sales data on my website to help you better understand the Naples market.  I do this in an effort to win your business which by the way is my goal.  That's why I am so interested in helping you achieve your goal.
Please help me help you by making appointments in advance.  It bums me out when I can't assist you personally!
I hope you enjoyed my Naples luxury real estate update.  Please contact me direct when you're ready to dive in!
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!

Contessa at Bay Colony Naples Florida Update

Contessa at Bay Colony current statistics show the building going a little against the Pelican Bay grain.  Here are the current Contessa at Bay Colony stats:

• Contessa at Bay Colony condos for sale = 7
• Contessa at Bay Colony pending condos = 0
• Contessa at Bay Colony sales during the past 12 months = 5

There's a slight oversupply in Contessa right now coming in at 16 months of inventory.  That number hardly seems fair considering 3 of those units just hit the market within the last 30 days.  If you're a penthouse fan, you're in luck! There are 2 on the market at this time and like Julia Roberts said herself in the movie Pretty Woman, "It's the best". You have a real opportunity to capture fabulous views if you can afford it. Talking about fabulous views, one of the features that separates Contessa at Bay Colony from some of the other buildings on our fabulous Naples beaches is the fact that there's single family homes on the south side of this building.  That location is called The Strand at Bay Colony...unfortunately there isn't anything for sale in there now but that's a different blog.  What this means to the Contessa '01 and '02 stack owners is that they have unbelievable jillion mile views down the coast...and how the sun casts her beautiful sunset hue on the homes in the Strand is truly magnificent.   Absolutely outstanding! You must see if you're in the price range! Here's a shot I took today from one of the lower floors.

If you're thinking about buying in Contessa at Bay Colony:  There's a little for everybody on the market right now...high floors low floors penthouses...this is super because there isn't this kind of selection in many of the other Bay Colony buildings so far.  The average list price to sales price ratio is currently at 91% so I wouldn't get too excited about strong arm negotiating here but call me. Let's review your objective and see what we can do about making that happen for you!

If you're thinking about selling in Contessa at Bay Colony:  You have competition so price and condition continue to be key here. Many owners appear to be pretty realistic on pricing and that is fabulous because that will help spur the vitality market value in the building.  That also means you need to be pleasantly aggressive.  Go with somebody who knows how to attract ready, willing and able buyers to your place and keep them interested in your unit compared to bouncing them all over the neighborhood. :) Give me a shout for even more ideas how you can get your unit sold fast!

I hope you enjoyed the Contessa at Bay Colony Naples Florida update.  For more information about Pelican Bay, Bay Colony or any other Naples real estate, call me direct!
Sincerely,

Shannon Lefevre, PA
Your Naples Smart Girl

Contessa at Bay Colony Naples Florida Update

Contessa at Bay Colony sales performance run more in the lines of her sister buildings Brighton at Bay Colony and Biltmore at Bay Colony compared to her rock star selling Carlysle at Bay Colony high rise. 



There were a modest 3 sales in 2010 with 7 Contessa at Bay Colony units presently on the market.  Of course it doesn't take an engineer to figure out there's just over a 2 year supply of inventory.  That's down 2 sales compared to 2009 so what's causing the sudden slow down of interest? 

Curiously, there were 3 units that sold in December of 2009 and none this past year...apparently Santa came up with other gift giving options and if you too are a fan of Fox News, they reported just today that the big gift giving trends were shoes, clothing and jewelry.  I don't know about you but if I got a sweatsuit instead of a Bay Colony condo for Christmas and I found out the Bay Colony condo was actually slated as a consideration, I'd be a little disappointed. LOL

But seriously, Contessa at Bay Colony  had a fabulous make-over a couple of years ago both inside and outside the building and I recently learned there are a few people who were still unaware that they fixed a few of the major drawbacks of Contessa.  Of course they couldn't fix the low ceiling problem that some of our prospect base detests but they did fix the outdated common areas and gave a fresh clean lined contemporary lift.  They also got rid of that dreadful artificial grass and gravel that was on top of the garage that was such a prevalent disturbance to the lower floor views. 

There are a few amazing features some may not already know about if they've never been in the building like for example from the 1st and 2nd stack you have the most amazing far off views of Park Shore and the almost surreal vision of the Strand at Bay Colony.  I had a 2 stack unit on the market a couple of years ago and I NEVER got tired of looking at that view.  I was happy to sell it but miss being able to see that and the dolphins play everyday. 

So if you're thinking about purchasing in Contessa at Bay Colony, you might consider taking a peek at the Contessa at Bay Colony condos for sale and if you're thinking about selling your Contessa at Bay Colony unit, you should call me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Contessa at Bay Colony ~ New Listing!

Shannon Lefevre | John R. Wood Inc. REALTORS | shannon@shannonlefevre.com | 239-595-6223 8111 Bay Colony Drive #1002, Naples, FL Explosive Views Of The Gulf Of Mexico From Every Room! 2BR/2.5BA Condo offered at $1,890,000 Year Built 1991 Sq Footage 2,125 Bedrooms 2 Bathrooms 2 full, 1 partial Floors 1 Parking 2 Car garage Lot Size Unspecified HOA/Maint $1,918 per month DESCRIPTION Fabulous Gulf of Mexico views from this newly remodeled and fully furnished and turn key ready 2 bedroom unit in the newly renovated Contessa high rise located on the sugary sands in Bay Colony. Building amenities include security, sparkling Gulfside pool and hot tub, fitness center, social room and more! see additional photos below PROPERTY FEATURES Central A/C Central heat Walk-in closet Tile floor Family room Dining room Dishwasher Refrigerator Stove/Oven Microwave Granite countertop Washer Dryer Laundry area - inside Balcony, Deck, or Patio Swimming pool Jacuzzi/Whirlpool COMMUNITY FEATURES Garage parking Guest parking Storage space(s) Fitness center Swimming pool(s) Sauna/Spa Tennis court(s) Gated property Secured entry Elevator ADDITIONAL PHOTOS Seller contact info: Shannon Lefevre John R. Wood Inc. REALTORS shannon@shannonlefevre.com 239-595-6223 For sale by agent/broker Equal Opportunity Housing Posted: Feb 16, 2009, 5:09pm PST

I'm Here, I'm Just Busy!

After doing some research for a client today, I learned that I really should be posting a little something of interest as often as possible to let you know what I'm doing and why you might want to choose me to be your Realtor. So, here's the latest:

I'm currently working with a client in town from Chicago who is purchasing in Old Naples. I'd tell you more about the house but we're in the middle of negotiating and I don't want to give anything away for them. Ok...one hint...their selection is absolutely FABULOUS. I'll tell more when I can.

Also, I learned that I was featured in an article in Gulfshore Life Magazine this month. If you'd like to read the article in full you can check out your February issue of Gulfshore Life Magazine or read the article here:

I'm also having professional photos taken of my new listing in Contessa at Bay Colony the listing is a beachfront unit on the 10th floor and has been completely remodeled and is B E A U T I F U L! AND...it's priced at only $1,990,000! It is in fact the lowest priced beachfront with Gulfview condo in Bay Colony! CALL ME if you'd like to see it! :)

I'm also doing some investigating for some more buyers who are coming to town on Friday who are interested in Mediterra and Grey Oaks.

Phew, that's all for this evening!

Don't forget, if you're coming in town and you'd like my assistance, please give me as much notice as possible so I can do a fantastic job for you!

Best Regards,
Your Naples Smart Girl!

Biltmore at Bay Colony Naples, Florida Market Update!

The Biltmore at Bay Colony is a luxury high-rise condominium located directly on the beach in Bay Colony, the most prestigious subdivision in Pelican bay. This magnificent building was built in 1997, features a total of 75 units within 22 floors and offers an outstanding list of amenities including a grand lobby, billiards room, fitness room, pool, hot tub, barbecue area and private beach access just to name a few. Unit sizes begin at about 2,860 square feet of living space and continue over 7,000 square feet of living space for the 5 bedroom penthouse. There are two assigned parking spots available located underneath the building. Rental policies are strict but most Biltmore at Bay Colony condominium owners do not consider renting their units as a personal option. Both a Bay Colony Association membership and Pelican Bay Association membership are required which means all of the Pelican Bay and Bay Colony amenities are available with the exception of golf which can be purchased for an additional price. See The Biltmore at Bay Colony Condosfor sale or for more information regarding the Biltmore at Bay Colony, contact Shannon Lefevre.
Currently there are two units available at The Biltmore. Unit 303 for $3,850,000 and Unit 604 for $3,700,000. Because of the direct Gulf location, views from all of these units are absolutely outstanding. Since the building was built in 1997 both of these units are beginning to show their age a little in some areas but overall should be considered excellent choices for those who want an exceptional condo on the beach in Bay Colony. There is a great view of the beach from the 604 unit and the 303 unit has a great Gulf and pool area view.
There are a total of six towers located on the beach at Bay Colony.

Biltmore at Bay Colony

Remington at Bay Colony

Windsor at Bay Colony

Contessa at Bay Colony

Brighton at Bay Colony

Carlsyle at Bay Colony