Cocobay at Pelican Bay Update

Cocobay at Pelican Bay Naples Florida is STABLE! Here are the current Cocobay at Pelican Bay real estate statistics:

• 2 Cocobay at Pelican Bay homes are on the market.
• 1 Cocobay at Pelican Bay home is under contract.
• 1 Cocobay at Pelican Bay home sale has occurred during the past 12 months.

With only 33 homes in Cocobay at Pelican Bay there hasn't been a year where there was ever a plethra of activity in this Pelican Bay community with 2010-2011 following sleepily along the same as past history.  You will only find a few sales during any given year with 2006 being the record breaker at 4 sales.  The good news for Cocobay is that she is statistically in an under-supply of inventory scenario and values seem to be doing well.  Cocobay at Pelican Bay is commanding slightly higher list price to sales price ratios than Pelican Bay as an average rolling in at almost 95%. 

If you're a Cocobay at Pelican Bay buyer:  If you demand the latest and greatest interiors you may be looking for a project.  While some of these homes have had some remodeling, I'm not sure anything is exactly as you would want so you might have to hone your phone dialing skills or roll up your sleeves for a bit of a project. That is if you can get negotiated out on your deal to start.   Current market time has a slight uptick suggesting that maybe what's left is not necessarily listed at current market value.  You'll want to make sure you cut the deal you're after before calling the contractor. Ironically not only can I assist you with a super negotiating plan but I can also supply you with the names and phone numbers of fabulous contractors who can finish a project on time and within budget who serve the Naples area.  Call me and let's get started today!

If you're thinking about selling your Cocobay home:  If your interiors are completely up to date...yes that means bathrooms too, you could do well this season.  Homes like this across Pelican Bay are in demand and Pelican Bay inventories are shrinking putting you back in the drivers seat.  If you haven't made improvements to your Cocobay at Pelican Bay home, that's ok too...there's just more competition like this on the market right now.  Make sure you have a super marketing plan designed to attract current ready, willing and able buyers paired with an intelligent price point.  With the help of a smart agent, you should be able to net close to what you're asking without the drain and inconvenience of extended market times. Call me today and let's get moving!

I hope you enjoyed the Cocobay at Pelican Bay update.  For more information on Cocobay, Pelican Bay or the Naples real estate market, contact me direct!

PS~ Happy Halloween! I hope all our Naples Florida fans have a fun and safe holiday!

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!

Carlysle at Bay Colony

Carlysle at Bay Colony has some recent exciting news.  Here's the latest Carlysle at Bay Colony statistics:

• Carlysle at Bay Colony condos for sale = 3
• Carlysle at Bay Colony sales during the past 12 months = 1
• No pending Carlysle at Bay Colony condos are pending at this time.

Bucking what seems to be the topic of the month is the fact that Carlysle for much of the year was sold out with it's one and only listing available for the 2011 season going under contract in early February and closing in April. 

On the surface there appears to be 3 years of inventory in Carlysle at Bay Colony. I have to admit, that's not a fair picture.  You can't sell what isn't for sale....well you can but that's a blog for a different day.  Seriously though the first listing in preparation for the 2012 season or perhaps sooner went on the market in September with two more hitting the scene this month and let me tell you....there's a REAL beauty in the mix!  I really think there's something for everybody here and priced pretty well for the most part.  You should take a peek at the current Carlysle at Bay Colony condos for sale if you're remotely interested.

If you're thinking about buying Carlysle at Bay Colony: You want to come early if you want your pick of the litter and knowing many of Bay Colony's most fabulous fans, I have a sneaking suspicion one of those is really going to knock your socks off.  I don't really expect it to be on the market long so let's do it today before it's gone or you find yourself in a bidding war.  Bidding wars are only fun for the seller (usually) and let's face it, when you're the one bellying (is that a word?) up to the bar, you want to be treated as you should and that's really hard to do when there's more than one of you at a time.  With a 90% list price to sales price ratio it's going to take alot more than a "poor economy" spiel to get the deal you're looking for and with my 5 point negotiating plan you may have a better shot.  Call me today and let's GO :)

If you're thinking about selling in Carlysle at Bay Colony:  Price well.  Look pretty and hire a listing agent who knows how to smile! You want your magnificent place represented by a smart agent who knows how to do it and since there's competition now, it doesn't hurt to be pleasantly aggressive. You want someone who knows how to attract ready, willing and able buyers and buyers who are happy to be purchasing in Bay Colony.  You don't necessarily want to sign up with someone who knows how to open the door to your home as readily and excitedly as they do all their other listings which are by the way, your neighbors.  Call me today for more ways to a smooth sailing transaction!

I hope you enjoyed my Carlysle at Bay Colony update. For more about Bay Colony, Pelican Bay or Naples Florida real estate, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Chateaumere at Pelican Bay Update

Hello Naples Fans!
I'm going to do a double post regarding Chateaumere at Pelican Bay and Chateaumere Royale at Pelican Bay for your viewing pleasure today! Here's the current Chateaumere real estate statistics:
Chateaumere at Pelican Bay:

• 6 Chateaumere at Pelican Bay condos are currently for sale.
• 1 Chateaumere at Pelican Bay condo is under contract.
• 2 Chateaumere at Pelican Bay sales have occurred during the past 12 months.

Chateaumere Royale at Pelican Bay:

• 2 Chateaumere Royale at Pelican Bay condos are currently for sale.
• 4 Chateaumere Royale at Pelican Bay sales have occurred during the past 12 months.

This is a good news/not so good news report depending on whether or not you're a Chateaumere at Pelican Bay buyer or seller.  Let's start with the high-fives!
Chateaumere Royal at Pelican Bay: Congratulations on your 4 sales last year! That along with your decision to replace all the glass in the building to current storm code was a magnificent move on your part! Now if we could just work on those fees and pet policy we'd really have something! I do think there's a unit in here being offered at a remarkable price.  It probably won't take you too long to find the deal if you take a peek! 
If you're thinking about buying in Chateaumere Royale:  The list of available properties is short and technically it's a seller's market there right now.  That may show a little on the pricing but that can't stop a smart agent from preparing a compelling plan to help you purchase.  Give me a call today and let's get started. 
If you're thinking about selling in Chateaumere Royale: The odds are in your favor but make sure not all of you jump in at once.  Pricing is still the key here and can be proven with not only historical statistics but current numbers as well.  I can assist you with a winning plan to help you get your property sold this upcoming season!
Chateaumere at Pelican Bay:  There's a bit of an oversupply here and while there's current movement, as a seller I'm not sure I would want to compete unless I was prepared to list at the proper price and/or had something truly magnificent.  There are some obvious non-players in the current market now and a quick peek at the Chateaumere condos for sale will help you uncover who they are.  This is also reflected with the market time rolling in at an average of 294 days (26% higher than Pelican Bay average) and an average list price to sales price ratio rolling in at 88% (3% lower than the Pelican Bay average as a whole).  That means some Chateaumere units are priced a little higher than should be if they want to see some movement.  This is a good time to talk about a healthy listing.  When you're listed with an agent or company who knows how to expose your property to a real group of ready, willing and able buyers, you should be seeing around 3 genuine showings per week on the unit....that is if you're priced correctly.  If you're experiencing fewer showings than that, it could be you're priced inappropriately or perhaps the condition of your unit could use some help.  One thing is certain, you shouldn't be wondering why your property isn't selling but that's a whole other blog post. 
If you're thinking about purchasing in Chateaumere:  There are some nicely remodeled units on the market now and some projects ranging between low 400's and increasing in price to nearly 700k. Let's take a peek and see what hits your funny bone and if you want to take a stab at something, I can help you come up with a brilliant negotiating plan. Give me a shout and let's get started today!
If you're thinking about selling in Chateaumere:  Be prepared to compete aggressively or wait. Call me for the details.
I hope you enjoyed today's Pelican Bay blog post.  If you have any questions regarding Chateaumer at Pelican Bay, I'm happy to assist and I look forward to serving your Naples real estate needs in the future. 

PS~ I just pulled some numbers for one of my media contacts today.  Did you know So far this month Naples new listings are down 36% compared to last year and of the listings that have been taken, nearly 14% of those have either already closed or are currently under contract!  Time to get moving!

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

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!

Chanteclair Maisonettes at Pelican Bay Naples Florida Update

Chanteclair Masionettes at Pelican Bay has had a TREMENDOUS year!  Here are the Chanteclair Masionettes at Pelican Bay real estate stats:

• Current Chanteclair Masionettes at Pelican Bay condos for sale = 0
• Pending Chanteclair Masoinettes at Pelican Bay condos pending = 1
• Chanteclair Maisonettes at Pelican Bay sales during the past 12 months = 5

Chanteclair Maisonettes at Pelican Bay is sold out and has had a record breaking year! Below is a graph of all the SunshineMLS recorded sales on record and after studying the public records this may be the most sales in Chanteclair Maisonettes since the beginning of the community in 1989.

This is just another blaring example of the movement we've seen in Pelican Bay this year and Pelican Bay does not stand alone when we talk about Naples Florida communities with a shortage of inventory.

If you are interested in purchasing in Chanteclair at Pelican Bay:  If you really want to be in Chanteclair Maisonettes, I may be able to locate one for you but you must know the current list price to sales price ratio is currently at 95% which is slightly higher than the Pelican Bay average at this time.  Any deals to be had in Chanteclair Maisonettes at Pelican Bay has probably already been purchased.

If you are interested in selling your Chanteclair at Pelican Bay condo:  You should be able to net more than past sellers in this community provided your unit is in good condition.  Call me direct with some ideas on how you can net the most on the sale of your Chanteclair Maisonettes at Pelican Bay condo!

For more information about Pelican Bay or any other Naples Florida real estate, 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

Southwest Florida Market Report 9/11

Here are the latest Southwest Florida real estate statistics compiled by our FABULOUS CFO, Dottie Babcock.  The interesting points are about the shrinking inventory...this is the big buzz on the street now: Buyers looking for inventory that doesn't exist. Everything else is a little different but improving all the same for the most part.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Cannes at Pelican Bay Update

Cannes at Pelican Bay...this Pelican Bay neighborhood has been a bit of a sleeper since inception. Here are the stats:

• 0 Active
• 0 Pending
• 1 Closed during the past 12 months

There just isn't a great deal of activity that goes on in Cannes which has much to do with the fact that Cannes at Pelican Bay units were built in 2005 and there's only 16 of them. Of the 4 recorded Cannes at Pelican Bay closings found in  MLS, the lowest priced unit closed for $1,000,000 in January, 2011.  That was only 71% of list price and while that was a pretty good deal, some of the original units sold for less during 2005.  The lowest recorded sales price was $795,000, a unit that closed on 8/16/2005. 

While we're talking about sales data, I discovered the market time in Cannes at Pelican Bay for the 4 MLS sales is quite high, 334 days on average with 881 days being the most time a unit was on the market.  The unit that sold this year was on the market for well over 200 days which is also high. 

Market time in Naples is a crazy point to factor and here's why. So much of the luxury properties in Naples are not primary homes so the inconvenience factor is relatively low compared to the inconvenience one experiences when selling their primary home. Convenience is a HUGE key in Naples and while in primary markets people tend to allow any and all showings possible, seller and tenants don't always allow showings here...especially if it's inconvenient for them.  I know that sounds crazy but that's just how it is.  Many people come to Naples during high season (January-May) to see and buy real estate and many people come to stay in their luxury homes and condos during the same time.  It can be VERY difficult to show real estate on a short notice during this time because many sellers do a TON of entertaining or simply do not want to be inconvenienced with the process of selling their place. If you are thinking about buying in Naples, it is wise to give me at least 48 hours notice if you want to give yourself a good shot of seeing all available properties.  If you give me more notice, you'll have even a better shot.  If you're a seller, there's no better way to sell a property than to let someone see it so please think twice before you refuse that showing.

If you're thinking about buying in Cannes at Pelican Bay: Call me direct and I will see what I can do to locate a Cannes property for you. 

If you're thinking about selling your Cannes at Pelican Bay unit:  You want to price it right to avoid long market times and negotiating greatly off your price even if you're the only one on the market, history has proven Cannes at Pelican Bay buyers will go outside of the neighborhood to make a purchase compared to overpaying in Cannes.  Call me direct for correct pricing and marketing concepts.

I hope you enjoyed your Cannes at Pelican Bay update.  Please call me if I can be of further assistance.

PS~ There are only 71 days til Winter! Do you have your Naples Florida real estate yet?

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Calais at Pelican Bay Naples Florida Update

Calais at Pelican Bay in Naples Florida pricing is on the rise with current list prices up 4% compared to units that have sold during the past 12 months.  Here are the current Calais at Pelican Bay stats:

• 5 Calais at Pelican Bay condos are currently on the market.
• 2 Calais at Pelican Bay  sales have occurred during the past 12 months.
• 1 Calais at Pelican Bay condo is currently pending.

There are clearly two winners who have already purchased fabulous properties at fabulous pricing in Calais at Pelican Bay.  Even if the current pending property goes for full price it was a deal!  Current list to sales price ratio is coming in right at the Pelican Bay community average of 92% and it looks like there's some pretty good inventory to choose from if you're one of those people who like a good golf course view and don't want to do a total redo.  If you've been following my blog for long you'll also know that remodeled prices will typically sell at a premium (unless you're lucky) and original properties will sell at a discount. 

If you're considering buying in Calais at Pelican Bay:  Be careful here. I'm not convinced all of these properties are priced to sell and that you're getting your money's worth at full price or even 8% off list price here.  You'll want to pay close attention to the numbers or have your "smart Realtor" make sure you're not overspending here.  It might be wise to go outside of the local Calais at Pelican Bay market to make sure you're not overspending.  Call me to review your options.

If you're considering selling in Calais at Pelican Bay: You have competition right now.  With 20 months of inventory, my first inclination is to encourage you to wait if you can.  If not, then you need to be really careful with your pricing and I would be really aggressive with your marketing plan.  I have some ideas for you that can help your property stand out and you're going to need something like that if you want to sell this upcoming season.  I do think if you're going to give it a shot, you need to get on it now.  I'm noticing a great deal of inventory that went on the market after March of this year that is still on the market now. Give me a shout and let's get started today!

I hope you enjoyed the Calais at Pelican Bay Naples Florida update.  Please let me know if I can assist you in any other way!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

PS~ There's no easier way to click, see, purchase Naples Florida real estate