Sellers, The Top Agent Isn't Always The Best!

Hello Naples Friends,

There's been quite a shake up when it comes to which Naples real estate agents are holding the listing lionshare of some of our favorite Naples neighborhoods and Naples lifestyle properties.
It's a tough competition to obtain and maintain the lionshare of anything and top listing positions in Naples real estate is no stranger to volatility.
Chances are if you own a Naples luxury property, your business acumen is considerably higher than the typical homeowner.  A large majority of you are business owners or have made your career doing lots of tasks similar to many of the aspects in which real estate is related.  Many of you have bought and sold many properties and are no stranger to how the process works even if it's orchestrated a little bit differently here than where you mainly reside.
That doesn't prevent you from finding a sort of luxury in the idea knowing that there's that one guy or girl who handles your market exceptionally making your choice to list with that person an easy decision...but not so fast.
Is the top agent in your neighborhood really the best?
As an example I pulled the data of a very popular neighborhood in Naples. Of the 7 properties that sold during this time line, one agent had the listing on 4 of those properties that sold and 3 other listing agents had a listing that sold.  That is quite impressive.  Let's see how the stats compared:
Average market time for ring leader = 319 days
Average market time for 3 agents combined = 232
It took ring leader 39% more time to sell those listings than it did for the others.
Average list price to sales price ratio for ring leader = 87%
Average list price to sales price ratio for 3 agents combined = 89%
Ok, so it took the ringleader 39% more time to negotiate 2% less of list price. WOW
The ringleader sold their own listing once out of the four properties and was not the selling agent on any of the other three.
Let's take a look at some logistics.
When agents manage an enormous amount of listings, clearly they can't do it alone.
Showings:
Most of you who want your Naples property listed by a rock star prefer for the agent to accompany all showings. Sure, but during season, the ring leader simply can't be everywhere every time.  The solution?

• Get a team.
• Hire help.
• Refuse the showing.

That third one is a downer but it happens all the time. There are a few locations in town where I know if I don't have at least a 24 hour notice...I will have trouble getting my buyer in the property based on scheduling logistics alone. I also know when I schedule with one particular ring leader they will have unlicensed staff showing the property which means they are unable to answer every question my buyer asks....probably not the best way to conduct business.
Open Houses:(wait Shannon open houses are a waste of time and nobody ever buys property at an open house. Really? Then why did I sell my listing at an open house last weekend?)
What ring leaders do for open houses:

• Alternate open houses between listings and talk about there other listings at that open house. They may even close your open house to show your competitors but they would do the same for you so it's ok. Right?
• Place inexperienced, sometimes even unlicensed people on your open house so they can still "hold your property open" but if anybody asks questions...well, "I can call the listing agent (hope they answer) get your phone number, email address and get back to you"...blah blah blah. Probably not best business practice.
• Tell you what a big waste of time they are letting your property sit quietly unexposed.

In all seriousness, it isn't the inability to answer questions that is the big deal killer here. It the inability to close the deal. The percentage of agents around the globe who actually ask for the business at an open house is staggeringly low. My first Naples, Florida open house experience was with one of the most successful agents in Naples. We walked into her 4 million dollar listing and found her perched on a 20 dollar lawn chair, reading a newspaper. She raised her hand above the paper and waved it around and said, "take a look around". We toured the house and came back to the entry. She exclaimed, "thanks for coming by". We never saw her face. I thought to myself, ahhh this selling thing in Naples is going to be easy...(admittedly, I was a little off on that one). This is why I have hand selected and trained the help of experienced and professional closers to host my open houses. They are some of the best closers in the industry and you can also bet they know the answers to the top 500 questions that could be asked on every listing.
Advertising:
The easiest trick in the book is to buy the listings in a market. Agents do this by throwing literally hundereds and thousands of dollars at print marketing to capture the hearts of sellers despite the fact that over 90% of home buyers today use the Internet to find their property.  Of that 90%, 47% of those buyers found the exact home they purchased on the Internet while 33% of them used an agent to find their property. (These stats were taken from the National Association of REALTORS 2012 Profile of Home Buyers and Sellers report). This has been going on for years but the average consumer is completely unaware.  If you want to expose your property to the highest number of ready, willing and able buyers. You MUST be seen on the Internet.
Negotiating:
I possess one of the most comprehensive negotiating strategies in the Naples real estate market. Some of what I know I learned through classes and books. Some of what I know came from some of my best clients and colleagues and some of what I adopted through bloody knuckle experience. I hear stories all the time of how deals went south and that unfortunately is what sometimes goes down. The agent you choose can sometimes make or break your deal despite the fact that both the buyer and the seller want it to happen. That's why it's imperative to know the market, the agents in the market and the art of keeping your deal together when that is the goal or believe it or not, blowing it up because on some occasion that's the goal too.
Selling your Naples luxury real estate will be a great deal more enjoyable simply by choosing the BEST person for the job.
I hope you'll consider using us. We will make it a great experience.
For more information on listing your Naples luxury property or to set an appointment. Simply contact me direct.
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!
Shannon@shannon.com
239-595-6223

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!

Vanderbilt Beach Naples Update

With a 95% list price to sales price ratio running for the last 12 months on Vanderbilt Beach, I'd say today is a great day to be a SELLER in Vanderbilt Beach.  Here are some beginning statistics:

There have been 40 (*real) Vanderbilt Beach beachfront sales during the past 12 months.  Here's the stats on the Vanderbilt Beach closed sales:

• Average list price - $2,438,859
• Average list price/sq.ft. $736
• Average sales price - $2,369,512
• Average sales price/sq.ft. $708
• Average days on the market 206

The inventories are low with only 6 months of inventory on the open market which reminds me...let's talk about that.  Vanderbilt Beach has fallen victim to false reporting of beach or Gulf front designations on properties that are absolutely NOT true beachfront or Gulf front locations.  The two biggest areas that are often tagged as such is Regatta which is located here...technically over a block away from the sand:

As you can see from the photo above the properties located on the right side of the photo is Regatta and while it is very much a short distance to the beach it is not beachfront.
The second offensive rich location is located on the north side of Vanderbilt Beach best described as Bluebill Avenue:

Once again...a short walk to the sand (but a longer jaunt than those properties listed across the street from the beachfront properties on Gulf Shore Drive...or is it Gulfshore Drive? Believe it or not the tax records available to the REALTORS through MLS show it both ways depending on what property you're viewing. When you search Vanderbilt Beach properties you'll see both ways on the listings because the address from our tax data auto populates into our listings.  The tax data is wrong, the listing data is wrong. Welcome to my world :).  It's little reasons like this that makes it important to have an expert on location helping your identify properties that fit your requirements and helping you with paperwork saving you time and money.
Back on course...
Vanderbilt Beach properties for sale statistics:

• 20 Active Vanderbilt Beachfront properties exist today.
• Average list price - $1,874,471
• Average list price/sq.ft. - $658
• Average market time - 165 days

If you're paying attention it appears that prices are going down by 11% yet days on the market is also going down by a whopping 20%.  Friends, that whole "if it looks to good to be true it probably is" philosophy rings true here.  The reason why there's such a weird discrepancy in the numbers is because an ENORMOUS supply of inventory in Moraya Bay has closed during the past 12 months and to me, this is the most compelling part of my message.
MORAYA BAY NAPLES Statistics:
A whopping 21 condos in Moraya Bay have sold during the past 12 months that's 29% of the building unless you want to count the other 7 units that are under contract right now bring the sales % for Moraya Bay up to 38%...SAY WHAT? Yes, my friends, people have been purchasing these super high end beachfront condos out of season as well. 4 in June and 3 in July alone...WOW.  That's amazing! While we're on topic, yes pricing is creeping up unless you want to count that one they're keeping at really low price to get you in the door.  It doesn't cost more to have somebody on your side going in...and it's a pretty good idea to do so.  My job is to get people stuff and I'm good at it :).
What I've talked about mostly is YESTERDAY'S news so let's talk about now.
Of course the 7 units still on the market in Moraya Bay are going to feel brand new. While much of Vanderbilt Beach has aged, some of these buildings are going to feel substantially better than say some of the older ones in Coquina Sands or Moorings (located south of this location and closer to Olde Naples). Which is good because most of you really like new. If you can't or don't want to afford the millions it takes to get into Moraya Bay then you still have some FABULOUS choices at some pretty decent pricing so don't feel to inflated about that just yet.  If you'd like a list of my favorite Vanderbilt beachfront listings, call or email me.  :)
With Mercato on the scene just a couple of miles away and still commanding a very young and active vibe this late in the summer, I have to comment that Vanderbilt Beach is showing serious signs of reaping the rewards of cool, sexy night life being SO much closer than it had before it opened. Vanderbilt Beach used to be a four letter word or a complete unknown to much of my clientele but since the opening of Mercato and continued success, it's clearly a destination spot today.  Did you know it's closer to the Fort Myers airport? Between 15 and 25 minutes depending on the location of other Naples beachfront destinations...not bad.
Hey since we're talking about traveling let's talk about the weather. I understand many of you are experiencing cooler and in some cases soggier weather than normal. Breckenridge, Colorado saw their first snow today.  That's 40 days earlier compared to last year.  The tone coming from several of you is anxiousness as you have expressed your desires to purchase in Naples this year. I can help but I need your help. By the uptick of my traffic on my Naples real estate website I'm betting many of you are coming down at or around Labor Day.  I've alerted my team and will make every attempt to accommodate you but you need to contact me so I can assess your objectives and get you on the schedule so I can best serve you.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!
Of course if you have any questions, comments or feedback...I LOVE it! It reminds me some of you are really out there reading :).
Thanks so much for your support! Those of you who have chosen to use my services in which I actually get paid are helping me put my kiddo through school and helping me support my community that I love.

Arbors at Pelican Marsh Naples Florida Update

As part of my focus on Pelican Marsh I will be posting each Pelican Marsh neighborhood individually and it's success this week starting with Arbors at Pelican Marsh.  If you are not a Pelican Marsh fan, no worries, we'll be moving on to something more your speed soon! Thank you for your continued interest and now let's get started with The Arbors at Pelican Marsh update!

The Arbors at Pelican Marsh is one of my favorite Pelican Marsh neighborhoods.  Roomy lot sizes and beautiful golf views on the south side of Wood Duck Trail and fabulous landscaping througout are just a few reasons why.  It's also home to my very first luxury listing that I successfully sold after 3 other rock star listing agents gave their best.
This year The Arbors at Pelican Marsh has been knocking it out of the park with 2 Arbors at Pelican Marsh homes currently under contract, one Arbors at Pelican Marsh sale during the past 12 months and only 1 left on the market
(from where I left off the other day)The current Arbors at Pelican Marsh home has only been on the market for a short time.
If you were ever considering Arbors at Pelican Marsh an option to purchase, you might be interested in knowing that it has been and continues to be a very stable neighborhood.  This isn't to say that prices didn't dip during the downturn because they did.  In fact somebody got a tremendous deal last year.  What I am trying to say is there weren't a great number of distressed sales here.  This is in large part due to the timing of the development.  With one custom built home built in 2003, all other homes in Arbors wer built in the 90's and a large marjority of Arbors at Pelican Marsh homeowners are using this home as their primary homestead.  Only 5 residents are calling some place else home.  That could be one reason why the exterior of the neighborhoods looks very well cared for and established but honestly there isn't really a place in Pelican Marsh that isn't impeccibly maintained.
If you're considering selling your Arbors at Pelican Marsh home, now may be the time to do it.  Of the 20 documented sales that have occurred in Arbors at Pelican Marsh, 13 of them went under contract between April and October! Why don't you give me a call and we'll determine if the present value is worth shooting for a sale.  You might be surprised what we can do for you right now!
If you're thinking about purchasing in Arbors at Pelican Marsh, you currently have one choice.  Why don't you give me a call to make an appointment today or if you're purchasing from afar, I can either show you via Facetime or Google Hangout and if you don't like that one, I can also offer suggestions to other areas you might like just as much.
For more information regarding Arbors at Pelican Marsh, contact me direct!
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl

Naples Real Estate Update 3.26.2013

If I had to use just one word to describe the 2013 Naples Florida real estate season, I might use the word, "heartbreak" or "challenging".  2013 marks the season where sellers recognized they were once again in the drivers seat and buyers had a difficult if not impossible time finding Naples properties suitable for their objective. Here's a compilation of some of my experiences this season and some points you'll want to know about if you are still considering selling or making a Naples real estate purchase....read more

Bay Colony Shores Update

Hello Naples Friends!
While I was remastering the Bay Colony Shores pages of my Naples real estate website, I thought it would be a great time to give you an update.

Currently there are 4 Bay Colony Shores homes for sale and whether they’re sitting on a fabulous lot and a half, have had craftsmanship completed by experts from far away places or  recently and fabulously remastered…there’s something special about each one.
Bay Colony Shores has had two closings during the past 12 months and technically there’s two years of inventory on the market but I wouldn’t let the numbers fool you into thinking you can get some terrific half price deal (just yet).  There’s quite a few extras going on in every one of the current listings so if you’re not accustomed to looking at details you may be disappointed when you begin to consider your negotiations.  As an example let’s consider the age of Bay Colony Shores in general. The large majority of the Bay Colony Shores homes were built in the 90′s and unless they’ve been redone like one on our currently for sale list, then there’s a strong possibility they’re ready for some updating.  I must admit there’s another home in Bay Colony Shores currently for sale that requires very little if any improvements because it was done so well that it will probably attract a large base of people who wouldn’t feel like much was required…hence the price.  So if you keep in mind the level of effort the large majority of the world would require to make it comfortable for them when making your offer then that “should” assist you with your pricing strategy.  I’m going to caution you for a moment here.  Every once in awhile I get a customer who tastes may be extremely particular and may try to use their satisfaction requirements as a cause for discount…it’s a widely unsuccessful approach here in Naples.  That’s why it’s wise to have a Smart Girl like me help you with your negotiation strategy.  There’s probably a better and more successful strategy to use that will help you acquire what you want.
I recently updated the pages of my Naples real estate website concerning Bay Colony Shores in Bay Colony.  From there you’ll be able see all available Bay Colony Shores homes for sale, review Bay Colony Shores past sales information (and even download the whole spreadsheet into your Excel or Numbers program to analyze the sales data further)  and finally you can check out the Bay Colony Shores site plan in full detail. The other thing I want to mention is it’s also not advisable to try to discount features about a property that you don’t personally see value.  For example, if a property is offering a lot and half, that’s clearly going to come at a greater cost.  You may not see value in having the extra elbow room or enjoy a home that offers a more expansive linear footage plan but that doesn’t mean it’s now free to you.
Clearly real estate is more fun for a buyer when there’s countless properties to see and sellers are discounting great levels off their pricing. Everybody wants a deal right?  Let’s be serious though, everybody doesn’t want a deal when it means having to exit a superior neighborhood that offers insurmountable amenities which is why Bay Colony Shores can command such pricing.  There’s only 78 single family homes in all of Bay Colony (by the beach)(12 Strand at Bay Colony homes).  Of those 78, there’s only 4 on the market. Call me, let’s make a move
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!

Naples Real Estate Update

Hello Naples Friends! 

I want to quickly catch you up to speed with what I've been seeing and experiencing regarding Naples real estate so far this season.  Here it is...

1.  The general consensus is the tables have clearly turned in most Naples markets regarding seller confidence. (Even if evidence on paper does not fully prove full recovery)  Naples real estate negotiations are geared more in favor for the seller than the buyer at this time.  If you are a statistics person, you may find yourself a little disappointed regarding a seller's response in a negotiation as owners are tightening their positions on percentages off list prices and concessions.  Many of the negotiations I've dealt with this year have been trying at times and in some cases unsuccessful as some buyers still find an element of skepticism regarding the strength of our economy etc. while determining which way to go on their deal. 

2.  I found a large influx of stock market based professionals sniffing around Naples real estate in January. I worked with 5 professionals myself many of which were involved in hedge fund type business.  While the feeling was unanimous about uncertain economic conditions, I found some buyers tried to use that as a negotiating tactic (unsuccessfully) while others pulled the trigger and got their deal.  I thought this was a very curious wave through our market since many of the people I talked to felt like we are due another stock market correction sometime this year. This makes me wonder if that's why they're looking at repositioning some of their personal equity here.

3.  Even with the level of uncertainty I've seen, there is still positive traffic occurring in the Naples real estate market at this time. Here are the statistics for Naples properties that closed between January 1 to February 5th 2013 compared to last year:

1.  Naples sales were up 3% this January compared to last.
2.  Naples sales are up 38% for the first few days in February compared to last year. 
   
3. Naples property sales listed at one million and above are up 6% compared to last year.
4. Average list price to sales price ratio for Naples property increased 1.5% to 94.9%
5. Market time dropped 5%
   
6. Average list price increased 17%

On a side note I think it's curious I'm seeing a very tiny slight uptick in contract back outs this year...is that due to uncertainty or buyers feeling slighted when it comes time to negotiate repairs??? I'm not sure...

4.  Other big changes I've seen this year that won't be counted on paper is the seller's willingness to do repairs at their expense.  While some sellers will fix everything on an inspection report because they feel it is the right thing to do, some are now saying no to additional expenses.  For the past several years sellers have been willing to do just about anything to keep their deal together.  I've seen many instances this year where the seller was unwilling to do repairs at their expense.  This is something you need to take in account as a small percentage of people expect to use property condition as a time to renegotiate or achieve further concessions.  Repair concessions might be considered a bonus going forward.

5.  There's 93 new homes on the market right now!  I just hit the launch in Quail West and Mediterra last week.  There are some neat new design and materials they're using and it's definitely worth it to check out what's going on in the models if you get a chance.  Other locations where you can find a fabulous new Naples home is:
1.  Aqualane Shores
2.  Audubon
3.  Coquina Sands
4.  Escada at Tiburon
5.  Estuary at Grey Oaks
6.  Moorings
7.  Olde Naples (12 to choose from there)
8.  Park Shore (5 to choose from here)

That's all for now! Please remember if you're headed to town and want to hire me to assist you with your purchase to call in advance!  I want to give you the best service possible.

For my northeastern friends, stay warm and safe during this blizzard. 

Best Regards,

Shannon
Your Naples Smart Girl!

Pelican Bay Naples Florida Market Update 11.28.12

I performed an extensive analysis on Pelican Bay today to help a buyer better explain his price position on his offer. If you've been following my Naples real estate blog or if you've had your ear to the ground here in Naples, you've heard two things repeatedly.

1. There's no inventory
2. We're expecting a very busy buying season

With sales steadily increasing buyers are losing power in negotiations.  It's been an interesting pre-season to say the least. As an example there were 1,604 sales from October to December 28th last year in Naples Florida.  This year there were 1,923 (up 18%). That has clearly put a new tone in listing agent and seller's voices and you can't hardly blame them...they've been waiting a long time to get the upper hand again and many feel like they have it...but do they?

Having a thorough understanding of a market is one of the most valuable assets a real estate agent can possess and sadly few can analyze a market well enough to have an undeniable understanding.  Unfortunately the data can be difficult to figure out and in some cases there isn't enough data to properly assess to get a true value of a property.  That's where my Pelican Bay analysis came in today. 

For the sake of confidentiality, I'm not going to discuss the exact location within Pelican Bay my buyer is targeting but because there was a strong discrepancy regarding current values in the location, I broadened the scope of my analysis to check my accuracy of understanding the Pelican Bay market. 

This is when negotiating can get tricky. The listing agent in this case was clearly holding tight to the idea that just because one buyer clearly over spent means that there's a well defined much higher market value in the neighborhood...total bummer.  So I held tight to the other Pelican Bay sales that made more sense while finding visions of holding hands merrily to the closing table were quickly fading...eh...been here before. So here's what I found out about our current Pelican Bay real estate market.

Any Foreclosures Looming In Naples Florida?

The short answer to, "is there going to be more foreclosures in Naples"? Is yes.  It's normal for there to be some level of distressed properties in our market. In fact, there are currently 159 foreclosures on the market which represents 2.9% of the overall market.

But if you are primarily interested in Naples luxury real estate, I wouldn't get too excited.  There are only 2 properties listed over $1,000,000 that are being advertised as foreclosures. That represents .0003% of the total active Naples real estate inventory.  One is in Grey Oaks the other is located in Naples Boat Club. Neither of these properties are priced less than 1% of what the tax appraised value shows so I would hardly consider that a deal.

In fact after reviewing the entire list, I could only find two more properties located in any of the 18 Naples neighborhoods I follow on a continuous basis. Both of those happen to be located in Pelican Marsh. Both of those properties were also listed within 1% of what the tax appraised value states. Clearly, I would not consider foreclosures in Naples as a widespread viable opportunity for deal.

Are there deal opportunities in Naples short sales???

Currently there are 273 "potential" short sales on the market in Naples which counts for barely 5% of the Naples active inventory.  Once again there are only 7 properties listed over $1,000,000 and while listing agents continue to list properties as "potential short sales" that doesn't mean there's an opportunity for a deal. 

The short sale process can be a tear jerking experience.  Specifically, even if you negotiate your deal with the seller, your deal closing is ultimately at the discretion of the seller's lender and the chief decision maker has no dog in that fight. That's why it's common to find evidence in the listing history where the property has been placed under contract and has gone back on the market in some cases several times.  That's a pretty good sign that the bank isn't dealing or is taking so long buyers are giving up.  Sometimes you'll see price manipulation in there as well. It's common to see prices going up or down in efforts to either pull in an offer or accommodate a bank's demands.  Ultimately they're time consuming which in an appreciating market with low supplies, that problem could cost you considerably.

Where's the best opportunity for a Naples luxury deal? Find an end user who doesn't mind leaving a few bucks on the table but retire your efforts completely if you're expecting huge discounts of list prices.

The tone of the large majority of my buyers during the past several months is NOT "get me a deal". Don't get me wrong, nobody begs me to overpay either but the whole concept of buying Naples real estate at large discounts and distressed values is by and large over.  The overall tone of most buyers I'm working with is,  "find me what I want" which is becoming a bigger problem by the day.  Currently I am working with more than a handful of buyers who want what is not currently on the market and they are for the most part, crossing fingers I can just find it and hoping they can pay market value.  A couple of buyers have even come to terms they may not pay market value but perhaps slightly over to get what they want.  The days of hovering over MLS and getting creative about finding ready and willing sellers is back.

You are going to do best if you get down here now and cut your deal.  The longer you wait this year through season, the higher your chances of smaller inventories, higher pricing and competition with other ready, willing and able CASH buyers. and if there's any point I'd like for you to consider most it's this:

If you see something you like, PLEASE MAKE A MOVE NOW! Do not wait until after the holidays to do something.  I realize you may be busy and I will make every effort to assist you but waiting can very easily cause a problem.

(Let me make a quick disclaimer here:  If we fall off that dadgum fiscal cliff...that might change my whole spill. I am only a REALTOR and not a fortune teller or a clairvoyant so please contact your favorite one of those people for further insight regarding that matter. :). If we continue as we are...it will get messy...for sure...oh and if the end of the world happens on the 21st of December...then all bets are off)  :)

Here are a few points to support my Naples real estate market heat up hypothesis:

On my Naples real estate website for the first 9 days of December:

• Visits are up 47% compared to last year.
• Page views are up 46% compared to last year.
• Pelican Bay interest is up 27% over last year
• Naples waterfront for sale interest is up 75% over last year
• Naples beachfront condo interest is up 52% over last year
• Pelican Marsh interest is up 143% over last year
• Naples condo interest is up 114% compared to last year
• Bay Colony interest is up 29% compared to last year
• Park Shore interest is up 73% compared to last year
• Port Royal interest is up over 200% compared to last year

The last thing I want to discuss is SHADOW INVENTORY. Remember hearing about all that talk about shadow inventory?  Oh we're in so much trouble because there is a looming 20 zillion properties that will go on the market when the current inventories shrink...???!!!
Listings taken in the month of November compared to last November are down 13%.  For the first 9 days of December, down 38% over last year. Will there be more as season progresses...I sure hope so! At this point I am already checking MLS several times a day for customers who are waiting for specific properties.

Please contact me asap if you are planning a Naples visit and expecting to purchase Naples real estate. I want to accommodate you the best way I know how and would be totally bummed if I did not get to assist you personally.

If you're thinking about selling your Naples real estate, please let me help you so you can get your best price with the least amount of hassle.

PS~ There's 10 days til winter!
Best Regards,
Shannon Lefevre, PA
Your Naples Smart Girl!

Good Day Naples Friends,  Tis the season! Naples real estate buying traffic is strong, activity is high and lots of exciting new Naples real estate happenings are occurring...

In fact, I just wrote a magnificent Naples real estate post about how the Naples seller behavior is changing only to realize for the sake of some of my deals on the table, I better not post due to the fact that I would not be writing in the best interest of my current clients.  Many times when my posts slow it's because I'm very involved in deals I simply can't write about for the sake of confidentiality.

I fear the content I can't share will not give you what you need to be in the know and have the edge you deserve for being one of my Naples real estate subscribers.  So here, I will speak in generalities and if you would like details, I'm a phone call or email away.

1.  Sellers are getting very confident with some increased pricing but more importantly very tight negotiations.  This is different than years past.  The biggest news is that behavior is inconsistent which is going to cause a ripple of drama.  Buyers not ready for hard negotiations may want to react accordingly and find themselves suffering in the long run because of it.  Call me for details on this.

2.  Some sellers need to be strategic about buying and selling here in Naples.  Some sellers are taking their properties off the market because they can't find another property to replace what they have when they sell.  Until recently it was easy for Naples sellers to put their home or condo on the market, wait for a sale and then have a nice selection of Naples properties to choose from when they get an acceptable offer.  I just lost a deal due to the fact the seller couldn't find another place to go and didn't want to move twice. We might get it together in the near future but this was a downer for my buyer.  We might be going toward a market where some of our more affluent Naples sellers need to go out and find what they want first, purchase and then put their place on the market.  It's hard to believe I'm saying that out loud in this very turmultuous economic state this country is in but it is true depending on where you want to go and the location of your current property.  Many areas of Bay Colony is a place where you could do this pretty easily provided you are priced appropriately when you sell.  It's very wise to have a Naples real estate expert help you do this.

3.  If you like to shop for Naples deals there are some good negotiation opportunities for locations like:

Collier's Reserve, Port Royal, Grey Oaks and Quail West.  All of these locations are showing some oversupply with slightly under or over 1.5 years of inventory.  Keep in mind each negotiation may go differently so if it is at all possible (which it should be since your main motivation here is the "deal")you will want to go in and choose 3 properties and know the first one or two may not go your way but I do think some sellers here should show you some flexibility still.  That is probably not going to be the case in areas like Park Shore, Aqualane Shores and Olde Naples since inventories are light and traffic is heavy.

4.  Intelligent agents are putting deals together and/or keeping deals together that may not have made it otherwise.  Because the tables are turning a bit it takes a different and sometimes very aggressive approach to getting the deal done. Smart Naples agents know how to find solutions to problems whether it's property condition, beginning negotiation stale mates and other tricky aspects of the contract to close timeline.  I have also seen a few examples where inexperience or lack of business acumen has obliterated a deal to pieces...very sad. 

It was said the other day during a John R. Wood board of directors meeting (I currently hold a position there thanks to having the honor of working with some fantastic clients) that some sellers will think they can get their deal done without an agent now that the market is turning.  If getting the deal done is your goal, that's fine...but if getting the deal done with the
1.  highest and best price
2.  timeline you prefer
3.  and without additional exposure to expensive legal issues

is the goal, having an excellent Naples Realtor with their vast network of experienced professionals behind them may be a small price to pay in the long run...especially if you're talking about some of the bigger ticket items around town. 

Friends, these contracts look very simple and they are for someone who assist people with them everyday. I have found the most successful buyers and sellers hire the best Naples real estate professionals to handle their real estate business because:

1. They have more time to do what they really enjoy doing.
2. They recognize the value in someone having the experience they do not in handling some of the local behavioral aspects that arise during the marketing and negotiating of their property.
3. They understand the vast network of professionals that stand behind their Naples Realtor to get the job done in the best most convenient way.
4. They know their Realtor and network will keep them performing within the timeline of their contract.
5.  They can get the extra assistance they need when things get emotional...let's talk about that one.

The most legal exposure occurs when times are most emotional.  When is real estate emotional?  When there is a clear upper hand and a clear underdog ie. when it is a Buyers market or a Seller's market.

YOU SCREWED ME!

Doesn't naturally occur for the most part in a happy, amicable, stable, even market.

It can be tough for sellers and/or buyers to not want to inch a little closer towards the edge when they feel like they have a solid edge to negotiate and it can be easy to completely and unknowingly go over that edge when performing to a contract. What I mean by that is that sometimes when the intentions are completely honorable you can cross a legal line that can get you in a huge pile of crud.  It can cause a horrible legal stink that ultimately the guilty party would've never caused to happen had they known what their legal responsibility was.  Because of our experience, we can say....ehhh that may not be such a great idea, here's why... This is one of those points I'd love to follow up with an example but I can't.  Call me for details on this one.

Ok, that is all I have time for today.  Buyers, put your helmets on! Give me a call, let's make a date and let's do this!!!

Sellers, give me a shout! Let's make a plan and let's get rolling!

PS~ Days til Winter = 20!!!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!