Breakwater at Pelican Bay

Breakwater at Pelican Bay has been selling at a fabulous rate these days!  I noticed 12 units have sold during the last year, 1 Breakwater unit is currently under contract and there's only 4 left.  That's impressive! The only thing more impressive than that is while a price increase should be expected, the 4 remaining properties still look somewhat reasonable. So if you''re one of those people who like to prove you''re making a sound purchasing decision, you might be able to do that easily here.

On a side note, I''ve been working diligently this summer on my Naples Florida real estate website.  Here are all the things you can do regarding Breakwater at Pelican Bay now:

• Read about the Breakwater at Pelican Bay community
• Review Breakwater at Pelican Bay pet and lease policies
• Check out all Broker Reciprocity Breakwater at Pelican Bay listings
• See all Broker Reciprocity Breakwater at Pelican Bay pictures
• View all Broker Reciprocity Breakwater at Pelican Bay virtual tours
• Analyze an aerial Breakwater at Pelican Bay site map for building location
• Study Breakwater at Pelican Bay floor plans
• Get all available consumer listing details for each property
• Obtain Breakwater at Pelican Bay fee amounts and frequency
• Examine all Breakwater at Pelican Bay past sales
• Send Breakwater at Pelican Bay listing information to friends and/or family
• You can even begin your Breakwater at Pelican Bay offer process

This is part of my commitment to make buying in Breakwater at Pelican Bay an easy and enjoyable experience.  

Hope you enjoy the changes!

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

Enclave Naples Florida

Hello Naples Fans!

Just wanted to reach out to let you know I have been busy this summer improving my Naples Real Estate website so when the snow starts to blow, you''ll be able to find your favorite Naples property quickly and easily and purchase so you can hurry up and get down here and enjoy the warm sunshine.  While I''m not reporting about every change I'm doing, I will be reporting about several changes so you will now great things are either here or coming soon. With that said, let's talk about Enclave Naples Florida!

Enclave at Park Shore is one of my most favorite Park Shore high-rise buildings.  The biggest reason why is because there's only one unit per floor and the views of the Naples beach, the Park Shore inter-coastal etc. are amazing!!! The Enclave floor plan is pretty interesting as well.  The building was built in 1991 and you might thing initially that it would look and feel old.  While it doesn't feel brand new, I've marveled at how hard it is to determine her age by just looking at her common areas and exterior.  While I'm sure there are units that may be original the units I've shown have all been remodeled and were outstanding.  So, while you're checking out the Enclave Naples Florida portion of my site know you can do so many things!

• See Enclave Naples Florida condos for sale.
• See Enclave Naples Florida deals.
• See Enclave Naples Florida past sales.
• Review the Enclave Naples Florida floor plan.
• Review the Enclave Naples Florida site plan.
• See all Enclave Naples Florida listing photos found in our Naples Area MLS.
• Send this content to a friend.
• See Enclave Naples Florida on a map and how it sits on the Naples Beach.
• Review the Enclave Naples Florida fees.
• See the Enclave Naples Florida virtual tours.
• Make an appointment to see what's available at Enclave.
• Start the offer process with online form.

This is how I've made purchasing in Enclave Naples, Florida easier than any other possibility.  You can do more here than you can ANYWHERE! I do this because I know you want to click, see and purchase...and now you finally can.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Grey Oaks Naples Florida Update

Good News For Grey Oaks Naples Florida!

I was just reviewing the Grey Oaks real estate market and here's what I found:

Currently there are 69 Grey Oaks properties for sale.
Grey Oaks Single Family Homes = 41
Grey Oaks Condos = 9
Grey Oaks Villas = 19

32 Grey Oaks properties have sold since January 1, 2011 while 47 Grey Oaks properties have sold during the last 12 months.  Only 36 had sold the 12 months prior so sales are up 30%!!!  In fact April was a HOT month for Grey Oaks with 14 closed sales in that month alone.  That's more than double the Grey Oaks sales for any given month during the past 4 years...WOW!

Other interesting Grey Oaks findings was that the average market time (which is such a weird indicator here in Naples anyway) was shrinking:
313 Days for Sales
197 Days for Pending
264 Days for Active listings

The average list price to sales price ratio is only 88% SUPER news for buyers since some sellers are negotiating!  Who's the biggest winner?  So far it looks like the buyer who purchased a Torino at Grey Oaks villa from the developer is the biggest winner negotiating a deal for only 72% of list price for a furnished unit.  A word of caution on the negotiating though...not everyone is discounting their properties to that extent.  In fact there's been one sale in Estuary at Grey Oaks this year who got their full asking price and 13 Grey Oaks home owners received at least 90% of their list price. 

What does all of this mean to you if you're a Grey Oaks buyer right now?  As I've been saying for quite awhile now, there are deals to be had but they are rarely easy to spot just by looking at what's currently available.  While you can search Grey Oaks Deals by lowest priced per square foot and that can help you see who's motivated and who isn't sometimes the presence of a written offer can influence a seller to move when they have "a bird in the hand" if you will. 

It also helps ALOT if you have a terrific agent who can help you negotiate.  If you're thinking about purchasing in Grey Oaks or any Naples luxury golf course community, give me a shout and I'll be happy to help you locate and negotiate a perfect property for you and yours.

If you're a Grey Oaks property owner the odds of getting 100% of list price are not great although they're better than they have been.  You should still expect to do some negotiating.  Please remember though that if you're property is priced out of the market it's going to be really tough to get that offer in the first place.  That's why it's important to go with an agent who knows the market and can assist you with your pricing, presentation and can handle your competition!

For more information regarding Grey Oaks, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Villa La Palma Naples Florida Update

Villa La Palma at Bay Colony is STABLE. :)

Not much to report about Villa La Palma other than there's currently one unit available and one sold last year.  That's kinda been the story during the last 5 years:

• 2010- 1 sold
• 2009- 2 sold
• 2008- 1 sold
• 2007- 2 sold
• 2006- 1 sold
• 2005- 3 sold

and while a handful of Villa La Palma properties have sold for over $2,000,000, they've been bringing between $1,700,000 and $1,800,000 during the last couple of years. 

If you're a Villa La Palma at Bay Colony property owner and you're considering selling there are 3 things you can to get the best price for your property.  Update your home if needed, stage it properly and price it right.  There are buyers who will pay a premium for a home that doesn't require heavy renovations and for fabulously furnished properties and while that buyer has been a little scarce over the last few years, we are seeing a new showing of that prospect base today.  Considering it's the end of January you may not have time to do a lengthy renovation.  Let's at least get it staged properly so you can have your home look the best!

If you're a buyer looking at Villa La Palma at Bay Colony, you've got one shot unless you would be willing to consider Vizcaya at Bay Colony but that's a different blog post.   Since there are no blogging rights on the current active listing, I can't go into detail here on this post but give me a shout if you'd like to know more or want to see it. 

5 Bay Colony condos have gone under contract so far in 2011 and 2 have already closed.  Traffic is stronger compared to years past.  Please don't sit on the sidelines thinking you are the only one interested in Bay Colony this year. 

For more information about Villa La Palma or any Bay Colony property, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl

Strand at Bay Colony Update

Strand at Bay Colony Naples Florida Update

The Strand at Bay Colony is the most luxurious and exclusive enclave in Bay Colony and is one of Naples most coveted locals.  Today 2 of the 12 Strand at Bay Colony homes are available ranging over 10 to nearly 13 million dollars.   The tail end of Bay Colony Drive looks like something out of a European old world village but few people seldom get the luxury of a drive by since all of these homes sit behind a second gate within Bay Colony.  Some residents with units in buildings like Marquesa at Bay Colony, Salerno at Bay Colony and Toscana at Bay Colony and even Montenero at Pelican Bay can admire the Strand at Bay Colony from afar while Contessa at Bay Colony has a more up close and personal view of the exquisite architecture this haven has to offer. Don't be fooled though...even with the Contessa high rise as a neighbor, the Strand at Bay Colony still offers outstanding privacy to surroundings and pool areas. 

One of the attributes the Strand at Bay Colony has to offer is its location on the Naples beach.  The closest public access point is about a half mile starting at the Ritz Carlton and stopping at the first house in the Strand.  That's quite a stroll on the sand for most people and while you'll see many people walk the beach it's a tough jaunt if you think you're going to take your own beach chair and all the other stuff that makes for a great beach experience all the way down just so you can park it in front of one of these beauties. So while there is no private beach in Bay Colony or in Florida for that matter, it might as well be because it's quiet for the most part. 

Some who aren't familiar with the Strand would think 2 out of 14 homes currently listed might be cause for alarm...nah.  Let's face it, not everyone can stroke a check for 10+ mil and these sellers, I'm guessing, have the ability to wait for a real buyer.  While we're talking about real buyers, be prepared to demonstrate your ability to purchase.  You won't be entering any of these homes without the proper documentation.

For those of you who are skeptical about pricing and can stroke the check, the Strand at Bay Colony is worth taking a peek.  Historical figures show homes at Strand at Bay Colony have brought an average of $1,354 price per square foot overall since inception and values have remained steady.  It must be something about supply, demand and ability to hold.  Let's face it we're not talking about a large area and it's not likely to expand much from here.

For more information about Strand at Bay Colony or any Naples Beachfront real estate, contact me direct and I'll be happy to accommodate you.

Hope you're staying warm where you are and if not, there's a fix for that!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Naples Area 2010 Real Estate Review

This market report was provided by Dottie Babcock, CCIM, CRB, Chief Operating Officer of John R. Wood Realtors, INC. 

As you can tell, there are steady and consistent signs of a rebound for the Naples market.  I'm already seeing examples of recent sales that have sold for more than what comparable properties sold for last fall. It would not surprise me to see a rise in pricing especially considering the decrease in listing inventory I've noticed this year.

Please call me if you're ready to get started.  www.ShannonLefevre.com depends on your business.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Trieste Naples Florida Update

Trieste at Bay Colony Naples Florida Update!

Anybody who knows anything about Trieste knows that it is THE MOST AMAZING building in Bay Colony. With a birth year of 2002 it's also the newest and when they were thinking grand finale, they certainly didn't want to overlook anything.  There are SO many bells and whistles in this building it's difficult to keep them all straight so let me just start and finish with the word, "FABULOUS". 

There's just one tiny thing about Trieste at Bay Colony that has gotten in the way of many deals through the years and that's the dad gum view of the Ritz Carlton parking lot.  Yes you have views of the Gulf of Mexico.  Yes you have views of Vanderbilt Beach and the Bay but depending on what stack you're in, that parking lot can be a real problem that quite frankly some people just can't get past.  In fact the only thing that's been able to combat the problem is the price of course.

Even with that, the price tag on the lowest priced units that have recently sold is still nearly 2 million.  That's how amazing the units are and while this building took a long time to sell out and there always seems to be a steady stream of units on the market with lengthy market times, product has been selling in there. 

In fact this is one of the few buildings that did better last year compared to the year before.  4 sold in 2009 and 5 sold in 2010 and there are currently 9 on the market with 2 pending contract right now.  Once again, its nearly 2 years of inventory...sigh BUT there is some REALLY amazing product on the market. I'm not talking about product that is always available either! There's a unit that's so unique and large you just won't believe until I tell you what it is...in fact you won't believe it when I tell you what it is so you might as well just call me and set an appointment to see it because it will be only then that you believe AND if you don't think about the special fees involved on this unit, it is by far the coolest unit you will see for awhile.  If you find yourself requiring ALOT of space, call me! 

Out of the 9 on the market, I do see some potential deals as well.  If you've never been to Trieste at Bay Colony, it might be time to take a peek.  If you saw Trieste during the peak...it might be time to take another look as well! It really is a fabulous Bay Colony high rise building and I think you will really enjoy it!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl

Toscana at Bay Colony

Toscana at Bay Colony Naples Florida Update!

This is going to be a good news bad news good news sandwich. Isn't that great?  So let's start off with something Fabulous! Toscana at Bay Colony has had a whopping 7 sales during the last 2 years.  Unfortunately, only 2 of those occurred last year and there are 4 presently on the market which makes for an oversupply or 2 year inventory.

But don't get too excited! There hasn't been a new listing since last July and typically there's always something that hits the market around this time of year so sellers might be holding off til the inventory goes down...or everybody who was going to do something has either already done it or currently doing so...phew.

The units currently on the market have had fabulous renovations for the most part though and let's face it while there aren't any that are what I would consider tremendous deals right now, there's only one that looks like it needs a face lift. By the time you factor in your time, money to remodel and hassle, sometimes it's better to just pay a little more for something that already looks pretty good to start. 

So what's so great about Toscana at Bay Colony? The SMASHING view of Clam Pass to start with and although she's sandwiched between Marquesa at Bay Colony to the left and Salerno at Bay Colony to the right, she has remarkable privacy and fabulous southern views from every unit due to the brilliant placement of her two sister buildings.  There's also quite a bit of square footage in Toscana at Bay Colony floor plans! You should check them out if you are looking for more space!

She's worth checking out and if you do it now, who knows, you might be able to cut a deal! Call me if you'd like to see Toscana at Bay Colony or if there's any other Bay Colony real estate service I can provide.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Salerno at Bay Colony Naples Florida Update

Salerno at Bay Colony Naples Florida Update.



Salerno at Bay Colony is one of 4 Bay Colony high rise buildings not located directly on the sand.  While Salerno offers the best Gulf of Mexico views compared to the other 3 high rises, you'll find Salerno also offers interesting Vanderbilt Beach views, and will encompass twinkling lights from the beachfront high rises in Bay Colony at night which is SUPER considering the fact that the Gulf of Mexico goes completely dark at night leaving just a black backdrop for those who just face the Gulf.

Currently there are 6 Salerno at Bay Colony units on the market and once again, only two sales during the past 12 months...the same number of units that sold in 2009.  It's pretty safe to say there are 3 years of inventory in the building currently on the market. 

If you've been following my Bay Colony series of posts, you're starting to see a pretty crazy trend especially if you knew that Bay Colony was really the golden child of all of Naples just a few years ago. 

One of the biggest complaints I get about Bay Colony are the fees and there's no mystery that fees have become a much bigger deal the last couple of years compared to before.  It used to be that people would grimace about the fees, sigh and sign the dotted line but I did notice starting about 2 years ago that people started putting the breaks on purchasing in Bay Colony and the fees were a big part of that decision.  The thing is though, there are people who truly appreciate all of what Bay Colony has to offer...hence the sales that continue to take place.

I do think there are some magnificent deals in Salerno right now and I have noticed there is a HUGE amount of traffic on my website this year from Bay Colony search terms...it might be worth checking Salerno at Bay Colony out now. Let me know if you want to take a peek!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Remington at Bay Colony Naples Florida Update

Remington at Bay Colony Naples Florida update.

Ok, so if you've been following my focus on Bay Colony unfortunately, this one is going to sound similar. I can't confirm my hunch but there might be a "who can stay on the market without selling the longest" contest going on in Remington at Bay Colony right now. 



This is a VERY unfortunately circumstance for the building because quite frankly, the Remington has SO many fabulous attributes, services and amenities, not to mention her second to none location on one of the most luxurious Naples beaches strategically sandwiched between the Ritz Carlton and the Bay Colony Beach Club...can it get any better? Maybe, if you have double the money we can get you into the Windsor but that's a Naples Florida blog post for a different day.

Currently there are 4 units on the market in Remington with 2 sales during the past 12 months...yes, that's 2 years of inventory but look at the bright side, in 2009 there was only one condo sale and one pool cabana sale so they doubled their action in 2010!

So why would you pick Remington over one of the other Bay Colony Beachfront buildings?  One of the most unique features besides their magnificent floor plans is the gentleman's agreement Remington at Bay Colony has with the Ritz Carlton.  Nearly all of the Ritz Carlton's services are available at Remington so if you want maid service, you can get that...room service? Sure! Not to mention you can take a short stroll over there and utilize any of the amenities there (except the spa) as if you were one of the guests.  Not a bad perk for sure. 

Of course there's a downside to everything.  One being that the units in Remington are a bit pricey. Not everybody can afford a unit in Remington with the lowest priced units starting at nearly 3 million.  But if you can afford that price range and you're looking around Bay Colony, you have to consider all of the other options you get here compared to any other building. To me, it just doesn't make sense to go anywhere else because chances are, if you can afford 3 million and this is your second, third, fourth place to say...get out of the snow...well then don't you want all the perks to go with it? Of course you do so check out what Remington at Bay Colony units are currently for sale and give me a shout and let me know which ones you want to see!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!