New Listing in Port Royal Naples Florida!

There's a new listing in Port Royal Naples, Florida today! Check it out here: http://ift.tt/1ootMqI

New Listing in Port Royal Naples Florida!

There's a new listing in Port Royal Naples, Florida today! Check it out here: http://ift.tt/1ootMqI

New Listing in Port Royal Naples Florida!

There's a new listing in Port Royal Naples, Florida today! Check it out here: http://ift.tt/1ootMqI

New Listing in Port Royal Naples Florida!

There's a new listing in Port Royal Naples, Florida today! Check it out here: http://ift.tt/1ootMqI

Naples Florida Real Estate Smart Girl! - Port Royal Naples Florida Update

Naples Florida Real Estate Smart Girl! - Port Royal Naples Florida Update



Here's my latest Port Royal Naples, Florida real estate information!

Kensington Club Naples Florida

Hello Naples Friends!

Whoo it has been one heck of a year and my blogging has fallen by the wayside because of it.  Regardless, when one of you reach out and offer suggestions or have requests, I make every attempt to comply because that's what exceptional service people do. So without further delay:
Introducing Kensington Club! I received an email this morning from a sweet lady who wrote:

Hi Shannon:
We really like your website but are wondering why you don't list Kensington Golf and Country Club under your golf communities in Naples. It has a great location and is a Robert Trent Jones course. Additionally you don't have to live in the community to belong to the club. Would love to see you add Kensington to your website.
Thanks,
Her name has been removed out of respect for her privacy.

So if you too have an interest in searching Kensington Club homes and/or condos and you like my site, at this sweet lady's request, you can now do so here by following these links.
As always, I'm here to help so if you have any questions or want to see Kensington Club properties, my team will be happy to help every way possible!
If you're thinking about buying Naples real estate within the next year, my educated guess is that now is the best time you're going to get the best deal! Prices are going up ridiculously! As you can see from the graph below, prices in Kensington are quite at the top as where they were during the last peak but they're clearly inching their way!

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

Naples Real Estate Update 12/17/2013

Season's Greetings Naples Friends,

I've found it challenging to post this pre-season due to all of the Naples real estate buying and selling traffic we're experiencing. I hope you'll forgive and find this post informative.
I projected this upcoming season was going to be a bit of slug-fest for Naples real estate buyers this year and so far I've been accurate.
I won't bore you with the same details as I've explained in the past several posts about how sellers are less accommodating and buyers are more aggressive and how hearts are breaking throughout Collier County due to competing offers and somebody losing out but I do want to alert you of a trend I wasn't necessarily expecting...yet.
When the bottom fell out of the Naples real estate market (I guess the music stopped somewhere between 2006 and 2008 depending on location) I remember distinctly hearing on numerous occassions, we will never see Naples real estate prices like that again. Today we are seeing even higher pricing in some circumstances already.
You can read the rest of this post here: Naples real estate update

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Season's Greetings Naples Friends,

I've found it challenging to post this pre-season due to all of the Naples real estate buying and selling traffic we're experiencing. I hope you'll forgive and find this post informative.
I projected this upcoming season was going to be a bit of slug-fest for Naples real estate buyers this year and so far I've been accurate.
I won't bore you with the same details as I've explained in the past several posts about how sellers are less accommodating and buyers are more aggressive and how hearts are breaking throughout Collier County due to competing offers and somebody losing out but I do want to alert you of a trend I wasn't necessarily expecting...yet.
When the bottom fell out of the Naples real estate market (I guess the music stopped somewhere between 2006 and 2008 depending on location) I remember distinctly hearing on numerous occassions, we will never see Naples real estate prices like that again. Today we are seeing even higher pricing in some circumstances already.
You can read the rest of this post here: Naples real estate update
- See more at: http://activerain.com/blogsview/4278250/naples-real-estate-update#sthash.LUeCS4Ap.dpuf

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.