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Tuesday, 02 February 2016

Hello Naples Friends,

Here are a few funny and a few serious things many Naples buyers and sellers are surprised to experience while buying or selling Naples luxury real estate.

1. OPEN HOUSES SELL NAPLES, FLORIDA LUXURY REAL ESTATE. The common experience around the rest of the world is open houses don’t really do much in the form of actually selling real estate. It’s largely considered a ploy for the open house sitter to get buyer leads most of who have no interest in the actual house being held open.

People stumble into and buy tons of Naples real estate some without even knowing they were actually in the market to buy. This occurs most in areas that hug the coastline: Port Royal, Aqualane Shores, Old Naples, Coquina Sands, Moorings, Park Shore and Pelican Bay. This kind of traffic isn’t limited to those areas so be careful if you find yourself peeking in open houses…you might just find yourself signing your name to one and boarding a flight wondering what just happened.

Naples Real Estate

2. WE ARE SERIOUS ABOUT EARNEST MONEY AND IT MEANS SOMETHING. In some markets across the country, earnest money is a pointless formality where the amount of earnest money is really small and the odds of losing it if the buyer backs out are almost nil.

Naples takes earnest money seriously. Don’t be surprised if a seller is looking for 10% or more down and don’t be surprised if they’re looking for it if you decide you’re not going to do what you said you were going to do on paper.

Lifehack:  We'll explain the specifics on how we can protect you through the entire deal so there aren’t any surprises and we can accomplish what you really want to happen.

3. SOMETIMES YOU GET EVERYTHING BESIDES THE KITCHEN SINK. In some markets it’s customary to take your washer, dryer, refrigerator and just about everything not actually nailed down.

Naples likes it a little less labor intensive and while you may find a property you love where appliances haven’t been installed and builders aren’t including an appliance package in the deal, by and large sellers fully intend on leaving all appliances, sometimes all their furniture and on some occasion everything you see including accessories. Here’s the terms you want to know:

Turnkey- Seller is leaving everything you see (sometimes there is a list of exceptions) This is all included in the price.

Furnished- Seller is leaving all of their furniture. Typically it doesn’t cover any of the accessories like dishes and decorative items.

Negotiable- You may get all or part of the furniture and sometimes accessories but the Seller hasn’t included them in the price and they may want to see an additional value for those items. Sometimes it’s a negotiating ploy, they’ll throw that stuff in and pretend you’re getting something extra so they can keep the price closer to full list.

Unfurnished- The seller wants to take their stuff. Sometimes they’ll negotiate but mostly they want to take their stuff and mostly they want to take it all.

There’s something really attractive to being able to buy a Naples house or condo and roll in it for a period of time before you find yourself replacing furniture and accessory pieces you don’t really like in efforts to make your new place feel like your own.

Naples also has tons of charity and consignment stores you can call and have stuff hauled away. Sellers, if you find yourself amidst a bunch of furniture from the ‘70s…it’s better to make that call before you list.

On occasion, there are amazing pieces of furniture or accessories the buyer wants the seller will not leave for any price.

Lifehack: Don't get completely attached as you walk through. We'll alert you upon entering what you get to keep or what goes so you know while you’re looking.

4. IF THE SELLER AGREES TO FIX IT, YOU BOUGHT IT. While there are some exceptions, our contract reads like this: Buyers are welcome to have inspections performed at their expense (they can get expensive, we can walk you through this). Aside from cosmetic issues like torn screens or cracked tiles, systems not working in its intended capacity could be considered an inspection item. The buyer can ask for it to be fixed, if the seller won’t fix it, the buyer can walk. If the seller agrees to fix it, the buyer could be on the hook to buy the property.

Property condition is the number one reason why deals fall apart.

Lifehack: We spend time explaining the process before you sign your paperwork so you know how the play is made. We protect you all the way through so you know what to expect and how to react before it actually happens. We like happy buyers and sellers, this is one of the biggest ways we accomplish this.

5. HOW YOU DO IT MAY NOT BE HOW NAPLES DOES IT OR HOW THEY DO IT. Real estate negotiation is performed on a location custom. How they do it in the mid atlantic area is really different than how they do it in the midwest. Naples has a “somewhat" uniform way of doing it here. We’ve adopted customs from some of our favorite fans from other parts of the country but because we are a secondary market, some buyers and sellers find themselves questioning our processes. I’ve often heard wow, that’s not how we do it in (insert city here). Most of our customers conform to how we do it here so we have a pretty educated guess on how things are going to go down but on occasion we get that one buyer or seller who insists on doing it their way. Sometimes it works out, sometimes it doesn’t. A large majority of our deals get done in an amicable way. The good news is, we’ve seen it all so we’ll know exactly what kind of animal we’re dealing with as situations arise.

Lifehack: We have the best professionals to assist you when you find yourself face to face with a lion or a cheetah so you’re protected regardless.

6. TIME IS OF THE Essence. If you’re planning on looking at Naples luxury real estate, you can bet the listing agent is going to want to accompany your showing. This is a triple bonus because they can usually answer the most obscure question about the property giving you all the content you need to make a decision. That means if your appointment to start the showing is at 10:00a.m. I or a member from my team has scheduled those showings with all of those agents and all of those agents know to be at the property at that time too. Sellers know to be out of the property so you can check stuff out. Being late throws off not only our team but it also throws off their team and the sellers plans to have access to the house too.

In normal markets it’s whatever the buyers does goes. In Naples, it’s not unusual for the listing agent to not have the ability to adjust their schedule or the seller to say, sorry, we have plans later and cancel the showing. When we have jillions of awesome properties to show, it’s their loss. When we have limited inventory like now, it could be yours. The good news is we are masters of the universe at setting showing schedules and we have great relationships with the other agents around town so if you give us at least 24 hours notice, we’re pretty sure we can get you in everything you want to see provided we stick to the schedule. Plus, you’ll know when you will have all your showings accomplished so you can go do something fun around town. Hey all work and no play makes your Naples experience work and most Naples buyers don’t want to work the entire time they’re here. You’ll want to go check out some of our great restaurants, catch up with friends and take in one of our magnificent sunsets!

7. WE NAME THINGS SIMILARLY TO THROW OFF NEW PEOPLE. If you’re new to Naples real estate then don’t feel alone if you have a hard time figuring out the neighborhoods and streets around here. We have more things named pelican around here than you count. There’s Pelican Bay, the neighborhood on the beach, Pelican Marsh the one that isn’t. Bay Colony which is located in both of those neighborhoods (have fun figuring that out) Gulf Shore Blvd., the western most street from Aqualane Shores to Park Shore not to be confused with Gulf Shore Drive, the western most street in Vanderbilt Beach…yeah, we do it to throw you off and all those new agents who think selling Naples luxury real estate is easy.

Lifehack: See property with a smart agent, like me.

8. WE KEEP SOME OF OUR INVENTORY ON FOR YEARS. The longest running property on the market today in Port Royal has been on the market for over 7 years. LOL. It kind of illustrates how motivated they are doesn’t it? Why does it matter? For many people this is a second, third, fourth, fifth home. They’re not here that often so the burden of lifestyle interruptions may not be a problem for them. That’s great if you’re a seller I suppose but it’s not so great if you’re a buyer looking at real options.

Lifehack: We can help you weed through the ones that are on the market but not really worth what they’re asking or who won’t be reasonable in negotiations.

9. SOMETIMES WE MAKE YOU TAKE YOUR SHOES OFF OR WEAR TACKY PAPER BOOTIES. I'm not just talking about this practice taking place in brand new sparkling homes where the threat of compromising the integrity of the sheen on the marble is at risk. I'm talking some owners and/or agents require them while viewing worn out raggedy properties where the life expectancy of the flooring peaked 15 years ago. It's reminiscent of the experience one has at the airport.

Lifehack: Wear two pairs of socks or just one pair depending on your persnickety preferences.

10. WE PLAY GAMES TO GET YOU TO SIGN A CONTRACT…OR DO WE? While statements like, “I’m getting an offer”, “we just got an offer”, “we have a second showing today” may sound like total BS, it could be real. My first million dollar plus deal in Naples sat on the market for nearly 4 years before I got the listing. My seller wanted all of the money out of the house and was convinced it was the past 3 real estate agents not doing their job not the price that prevented it from selling. I took the listing at a lower price, and then encouraged him to reduce it again because we weren’t getting the traffic needed to get an offer. Believe it or not, I got notice I was getting an offer while another buyer teetered on the edge of writing as well. I called the buyer I was working with to say,” hey, you need to do this or you’re going to lose it”. It took nearly all day to convince him to write. The offer came in, he submitted his offer the same time the other one came in. He won only because his contract netted the seller more money. This sort of stuff happens all the time. It’s irritating because it makes everybody uncomfortable. Don’t get me wrong, we do have a limited number of agents who play those games. That is a short game play though because history will blow that cover and then their strategies are exposed.

Lifehack: Choose a tenured agent like one from my team who know the players and tactics in the market.

Ok, that is all for now. If you have questions regarding Naples luxury real estate or want to take a peek at some of the terrific properties for sale, give me a shout.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Posted by: Shannon AT 08:32 am   |  Permalink   |  0 Comments  |  Email
Thursday, 21 January 2016

Hello Naples Friends,

For all of you Naples condo lovers out there, I compiled the same comprehensive report for Naples condos as I did for Naples single family homes yesterday. If you're thinking about buying or selling a Naples condo, you're in the right place to beef up on your Naples real estate intelligence. Let's get started!

Naples Neighborhoods Available Inventory  January 1, 2016 Closed Sales Past 12 mo. January 1, 2016 Available Inventory January 20, 2016 Closed Sales Past 12 mo. January 20, 2016 Inventory Change (MONTHS)
Aqualane Shores - 5 - 4 0
Bay Colony 23 38 21 59 7.27 to 4.27
Park Shore/Moorings/Seagate/Coquina Sands Waterfront 110 357 110 335 3.7 to 3.94
Park Shore/Moorings/Seagate/Coquina Sands Non-Waterfront 33 95 35 88 4.17 to 4.77
Grey Oaks 10 17 10 16 7.06 to 7.51
Mediterra 13 28 16 28 5.57 to 6.86
Old Naples 60 143 47 82 5.03 to 6.88
Pelican Bay 74 272 101 270 3.26 to 4.48
Pelican Marsh 24 71 28 63 4.06 to 5.23
Royal Harbor - 1 0 2 -
Tiburon 24 44 22 45 6.55 to 5.86
Vanderbilt Beach 41 106 54 102 4.64 to 6.54

Aqualane Shores Welp...there's nothing. Sellers, if you are thinking about selling, now would be a ridiculously incredible time to do so. Call me today and I'll shoot you a comprehensive price position. Buyers, you are currently out of luck but if you like the location, you might check out Old Naples condos as an option.

Bay Colony May be the most bad ass condo market in all of Naples. They seem to be first to recover from a correction and last to be affected at the end of a bull market. You won't find a more stable condo market in Southwest Florida. Their inventory actually went down even though I am seeing signs of resistance including longer market times and failed contracts.

Buyers, you can enter the Bay Colony condo market for under a million and go as crazy as you want by purchasing Judge Judy's condo for north of 10 million but don't get too terribly excited about big discounts. Of only 3 price changes I see, one went down, the other two went up. This can't be surprising with only 4 months supply of inventory. My hope is prices will remain where they are but my guess is prices may continue to rise especially with blizzard like conditions threatening the east coast and mid atlantic regions. If you see something you like and it has to be Bay Colony, do it. There are some awesome units for sale in there right now. It's not as if you're likely to do better in the stock market anyway. Call me and let's see if there's something incredible for you!

Sellers, well, you're still calling most of the shots so congratulations to you. If you're looking for top dollar, consider hiring a stager to come in and spruce things up if it's been awhile since the place saw some new decorating. The stager I use has a 100% success rate (isn't that outstanding?). If your place has been recently remodeled then you might want to hold onto your seat for the price you can ask...it's probably going to be a record breaker. Call me and let's get started on some brilliant marketing!

Park Shore/Moorings/Seagate/Coquina Sands Waterfront This segment along with Bay Colony performs exceptional as well. Although I remember this location take a wee bit longer to recover from a party. Regardless, with less than 4 months inventory here, prices could easily continue to rise and could continue to do so til the inventories maybe more than double. 

Buyers, Once again there is some incredible product available right now. If you want the best, you must call me so I can tell you what kind of goodies I have in my crystal ball but bring your ruby slippers, you're going to need some net worth to get into them. No worries if you're not prepared to blow your budget. I can still get you on the beach in the 600's. Roll your sleeves up for this price range but if you're looking for a project, there are a few who have your name written all over it. I wouldn't expect much of a deal either...you might position your thinking into if you get it, it's a deal. Call me and let's go over your options!

Sellers, High five! You along with your condo owner friends at Bay Colony are still doing quite well. The key is to not get too excited. Buyer push back on ridiculous pricing is prevalent here too. If you're realistic with your price in regards to condition and location, you should be able to rock it out without any drama. Even though there's a slight increase in inventory here, you still want to take advantage of a Naples real estate expert who can assist you with a winning strategy. Call me!

Park Shore/Moorings/Seagate/Coquina Sands Non-Waterfront This location is fairing quite well but not as well as it's waterfront sisters. Inventories are still low and once again, don't cry if prices continue to rise a bit.

Buyers, You can buy under the $200's here but pet policies can be a problem so make sure you're checking that and yes...they really do care if your pet is over the height and weight limits...I'm serious...it's antiquated but true. If you have a bigger budget, you can go up to nearly 900k off the water but the location, strategically between Old Naples and the North Naples shopping and dining districts with The Village close by, makes this a yes on a huge number of Naples enthusiasts list.

Sellers, Even though inventories are still low, you might want to get your helmet and pads out or maybe consider the price and property condition before you hit the market. We have an abundance of old tired stuff here. Don't be afraid to be unique. Do something daring like staging or some light remodeling. It will do wonders for your bottom line. If you don't have a stager or need ideas on what to do, call me. We are masters of the universe when it comes to increasing your bottom line!

Grey Oaks Hardly anything to report here....if a market could stand still, Grey Oaks might be doing it for the most part and with only 10 available, it's likely the buyer for this market is just going to be a golf maniac. There, I said it. By the way, that's not a cut down, I would not be sad if I had to play golf everyday. There's lots of improvements taking place at the club and with 3 golf courses, it is in my opinion one of the best locations for golf maniacs to purchase.

Buyers, Some of these units have been on the market for quite some time. Some are new, new is fun! There may be some wheeling and dealing to be had here but with 7 months of inventory don't be surprised if you get snubbed if you offer something silly. Call me today if you want to check out what's available and see what they're getting ready to do to the club!

Sellers, If you want to sell, watching feedback and showing traffic is the way to go here. Call me today if you would like to see into my sold listing guarantee.

Mediterra Congratulations Mediterra condo owners! You're performing better than Grey Oaks at least in the inventory level competition.

Buyers, If you're into old world and traditional decor, you need to check this location out. Market times on 6 of these properties are getting up there and I can't help but wonder if it's not time to do some negotiating. It's probably with a shot! Call me and let's set up your strategy.

Sellers, I did see a little bump in inventory over the last couple of days so you too might want to get the helmet and pads out just in case you find yourself in a tough competition with a neighbor. Some of the listings already on the market are seeing some lengthy market times so price is important as well as condition. It's also wise to monitor showing activity and feedback quality. My listing sale guarantee helps guard against lengthy market times if your intention is to sell. If your intention is to break a record on price, you may have missed your shot.

Old Naples Market time increased nearly 2 months in 20 days...oh don't freak out just yet. Lots of people down there all list in January because all the cool kids do that. The concerning thing is Old Naples condo sales are down 40% compared to a year ago. That stat leaves a little bit of a mark.

Buyers, 50% off discounts have begun. I'm so teasing you...I know, I should be shot. Really the biggest negotiator got 16% off list price which is a sizeable discount but not one you should expect across the board. If you're doing better than a 6% discount, high five yourself. If you're looking for that sort of thing, call me.

Sellers, from $270 to $990 per foot, you can see your neighbors are all over the board. Ask yourself, do you want to sell or do you want to host 20 minute long couple parties at random times (sometimes short notice ) throughout your week day and 3 hour long parties on the weekends disguised as an open house? 17 of the 54 properties have market times over 200 days. I have 3 words for you. Price, Condition, Expert. If you hire an expert...well me, I can show you how we can get your best price in the shortest amount of time...period. Call me.

Pelican Bay Inventories are on a slight rise here and product starts under $400k. I have one word for the Pelican Bay market. RESPONSIVE. Even though inventories are in an under-supply situation, owners and listing agents are responding to buyer response. I counted 25 price reductions in the current Pelican Bay condo inventory with just a handful of oddball price increases....you know there's always "that guy". In this case there's 4 of those guys. High five to the ones responding accurately.

Buyers, There's some great product hitting the market. There's some ugly ones too. Even though the biggest winner negotiated 14% off list, this recent flurry of price reductions suggest sellers might be a wee bit more accommodating than in years past. It may take a couple of hits though because the large majority have held firm on their price so far...consider it a mixed bag. Keep your eye on the market here and by all means, don't be afraid to try. It's at least worth a conversation and there's no one better to have that conversation than say...me. If you're thinking about buying, you should do it with me. After all, I live here for Pete's sake.

Sellers, Word on the street is some of your neighbor are getting a little greedy. This is excellent news for you because an over-priced competitor is just gas on the fire for you and your buyer. Be diligent. Price it well, make it pretty and do it with a girl like me who can spot a deal when she sees one. I can't tell you how many offers we had to pass up before the goose laid the golden egg on the last Pelican Bay condo we had sold but let me tell you, in this instance it paid off for the seller and he set a new record for the neighborhood. Call us and let's see what we need to do about your selling strategy.

Pelican Marsh I'm starting to sound like a broken record...there's a slight uptick in inventory here too. There's still an under-supply but Pelican Marsh owners don't seem to be too worried about it. There's only been 4 price reductions here and there are 2 price increases. If you review Pelican Bay's stats, it stands to reason. The inventories are lower here. Also Pelican Marsh has had history of doing better in the summertime compared to some competitors

Buyers, If you're looking here and you like Pelican Bay too...now might be a good time to sneak over there and see if you can get the deal you're looking for. It takes $395k to get into Pelican Marsh and $385k to get into Pelican Bay. No, you don't get the same size or age of unit but you do get 2 beach clubs so that's something to consider if you're a beach nut. Pricing is considerably tighter here too with the best discount for property sold ringing in at only 9%. Many have sold with no discount at all so don't be surprised if seller's are less accommodating.

Sellers, Even though inventories have risen a little I don't think it's a big deal. Stats tell me you're pretty strong. If you're thing about listing, watch your price and being nice to people with offers is probably going to get the job done. You still want to have an expert just in case your market is at the beginning of a slow down. If it's going to trend my gut says it's going the other way so now might be the best time to land the best deal. Call me today and let's get started.

Tiburon Yaae Tiburon, your inventory actually went down! Not much new to tell here other than a couple of sellers did reductions, a couple of sellers did price increases. Even though the market is technically under-supplied at this time, there's only 2 owners who have experienced market times of over 200 days. This market is still pretty hot so not much discounting here either.

Buyers, There's some interesting stuff to be seen here but low inventories are sheltering sellers from having to play super nice still. What they do offer that Pelican Marsh and Pelican Bay do not are 1 bedroom golf condos. If you're looking for a tiny place to sleep and store your clubs, this is beyond perfect. You can snag one of those for less than $360k. If you're looking for a little more champagne, you might check out the newer product here. There's a few of those on the market too! Call me, I'll show you around and who knows, maybe we'll pop in for lunch at the Ritz Carlton next door.

Sellers, The sun still shines brightly for you. If you're thinking about selling, while you do have some good competition, selling your condo should be a relatively easy nut to crack. Call me today for a successful selling strategy.

Vanderbilt Beach There is some really inexpensive close to the beach product located here (some even sweetly remodeled) but the super sexy and beautiful product here is sold out. Aww. Market times have increased so all I can do is guess where it's going and I think it's going to get better for buyers.

Buyers, If you like to feel like you're right on the sand at what Naples would call affordable prices, you should check out Vanderbilt Beach first. While some units are showing better than they have in past years, there's still a fair share of fixer uppers which is only going to help you with a price break. If you're not afraid to do some heavy lifting, you could end up with a great beach unit here at considerably less than you might spend in Park Shore or Bay Colony. All but one owner negotiated within 10% of their list price so don't get too excited about heavy negotations just yet. Owners should be a little more accommodating this year but that doesn't mean they will be. Expect some serious buyer competition if this snow hits too. Call me and we'll put a plan to get you where you want to be.

Sellers, Inventories are on the rise and that's why you need to go into selling your property a little more strategically. Don't let pricing prevent you from hitting the goal of selling your unit if in fact that is your goal. You're competing largely with properties in or close to original condition so if you have something remodeled, you should be treated like the prettiest girl at prom. If your unit needs updating, call me. There's lots of ways to enhance her beauty and that will only guarantee you a great offer provided you're priced accordingly. Call me today to set up that strategy!

Ok friends, I've talked my face off over the course of the last couple of days. It's time for me to go get some real work done. If you need me, call, text or email, my response time is even better than my market reports and my performance...well it's secondo to none!

Stay warm my Northern friends! I hear that blizzard is set to hit over the weekend! Now would be a perfect time to book that flight and get yourself down here!

Naples Condos

Best Regards,

Shannon Lefevre, PA

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Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Posted by: Shannon Lefevre AT 09:22 am   |  Permalink   |  0 Comments  |  Email
Wednesday, 20 January 2016

Hello Naples Friends,

I just got the John R. Wood Company report for December. Lot's of great content there! If you would like a copy, just email me and I'll send it to you. As I was reading the report I came across the neighborhood snapshot report and thought...hmmm those numbers are a little different than my gut feels. Not that I thought they were inaccurate just my gut had a different opinion so I pulled the numbers myself to see if my gut was wrong or just highly intuitive as usual. Now keep in mind, the John R. Wood market report was compiled on January 1st. The numbers I have are from January 20th but if you're like me, you'll be able to read between the lines and seize the opportunity to reach your buying or selling objective! I'm only posting on my 15 favorite Naples neighborhoods so if you want specific information not listed here, just let me know!

Naples Neighborhoods Available Inventory January 1, 2016 Closed Sales Past 12 mo. January 1, 2016 Available Inventory January 20, 2016 Closed Sales Past 12 mo. January 20, 2016 Inventory Change (MONTHS)
Aqualane Shores 28 30 29 26 11.2 to 12.03
Bay Colony 6 10 8 14 7.22 to 6.89
Collier's Reserve 11 12 15 12 11 to 15 
Park Shore/Moorings/Seagate/Coquina Sands Waterfront 9 33 19 25 3.27 to 9.13
Park Shore/Moorings/Seagate/Coquina Sands Non-Waterfront 79 117 86 124 8.10  to 8.32
Grey Oaks 46 69 36 45 8  to 11.73
Mediterra 54 61 44 35 10.22 to 15
Old Naples 76 72 88 69 12.66 15.3
Pelican Bay 17 47 23 36 4.34  to 7.66
Pelican Marsh 26 64 27 64 4.87 to 5.06
Pine Ridge 38 40 41 34 11.41 to 14.48
Port Royal 43 37 42 35 13.96 to 14.43
Quail West 55 48 57 37 13.75 to 18.5
Royal Harbor 22 37 23 37 7.14 to 7.46
Tiburon 8 17 7 16 5.67 to 5.26
Vanderbilt Beach 25 30 31 30 10 to 12.4

Aqualane Shores is now in at stable inventory levels. Prices technically should not be increasing at this time. Buyers should experience some accommodation from sellers at this point. Sellers might consider being more accommodating to buyers.

Bay Colony remains strong buyers may continue to see pricing increase. Buyers, Bay Colony is a special place and has historically been one of the last neighborhoods to slow down. This market is still in an under-supply situation. Don't be mad if you do not feel you are being accommodated. Sellers, the ball is still in your court, pay close attention to buyer feedback during showings.

Collier's Reserve is now technically in a slight over-supply of inventory. Buyers, you should have more negotiating power here. If you like this neighborhood and there is more than one property that appeals to your taste, don't be afraid to form a purchase strategy. You can contact me for details regarding this position. Sellers, now is the time to play nice with the buyers.

Park Shore/Moorings/Seagate/Coquina Sands Waterfront I'm not quite sure how these numbers are so different but they are. Even though the supply has increased substantially within a very short period of time, the inventory is still in an under-supply situation here. This one will definitely be one to watch. Buyers, there's considerably more to see here if you haven't been out in awhile. It might be time to check out what has recently hit the market. Sellers, watch your prices here.

Park Shore/Moorings/Seagate/Coquina Sands Non-Waterfront I don't even know if I can really call this a change but for the sake of reporting, this segment of the market is still under-supplied. Buyers, put your pads on before you go to negotiate, you may even expect some increase in price here...still. Sellers, if the segment follows some of the others around town, now might be the time you get your best price. Price well when you go on the market and respond to feedback accordingly.

Grey Oaks This market is so close to having a stable inventory, I'm just going to call it stable. Price increases would be foolish here at this time and seller accommodation should be more mainstream than in years past. Buyers, don't be bullied by tough sellers here unless money is no object and you love the place you are attempting to buy. Now might be a great time for a purchasing strategy. Sellers, now is the time to play nice with others. Listen to feedback and respond accordingly, if showing activity is weak and you want to sell, now is a great time to reduce that price.

Mediterra In 20 days this market went from a stable inventory supply to over-supplied. Sellers, buyers are not responding well to current pricing. If you are having trouble with showing activity, reduce your price. Buyers, now is an excellent time to negotiate your price. If sellers are not responsive, it might be wise to go to plan B.

Old Naples This market too went from stable to slightly over-supplied. Buyers, congratulations! If you've been waiting for a time to negotiate, it's here. Sellers, it's time to compete with your competition. This is not the time to raise prices in fact, now might be the time to reduce. Check your showing activity and feedback for clues as to how you're doing in the market. Do not be afraid to spruce up a bit by staging or furnishing vacant products but price may be the big winner right now. Consider the "bird in the hand proverb" more carefully right now.

Pelican Bay Inventories are increasing here as well. There is still a stark under-supply but watch these numbers. Buyers, don't be surprised if numbers still increase but you may be a little more accommodated than you were last year. A smart seller will pay close attention to market value and act accordingly to buyer feedback and showing activity.

Pelican Marsh There's hardly a change here. Pelican Marsh is still in an under-supply situation. That's great news for sellers, maybe not so great for buyers. Buyers, don't be surprised if values continue to increase here. That says something for the location and current values. Don't be surprised if you find it slightly tougher to negotiate here compared to less attractive locations. Sellers, I'd watch inventories, showing traffic and feedback like it's my job. Well, it is MY job, but if you're thinking about selling, I'd suggest you watch it too, unless you hire me, then I'll watch it for you and report as needed.

Pine Ridge From under-supplied to over-supplied in 20 short days. Buyers, you shouldn't expect increases in value here and you should expect amicable negotiations. If you're not getting that warm fuzzy feeling during negotiations, you might reconsider your position. Sellers, now is the time to fight your competition by making sure you have the cleanest, prettiest or best priced house in the neighborhood. Time to beef up marketing efforts if you're not seeing multiple showings per week.

Port Royal Slightly over-supplied to a slighter more over-supplied. Buyers, while you shouldn't expect a brass band upon delivery of your offer, you should expect a smile and a counter. If you're getting that smug cold shoulder, it might be time to re-evaluate your position or property choice. Sellers, keep that beautiful place of yours in tip top condition even if you're not in town. You have some good competition right now and it's time to put a little fight in your marketing plan. Price it well! Some sellers are already repositioning their price so you want to start right if you're thinking about selling.

Quail West Well, you got high score on highest inventory levels for the Naples neighborhoods I'm reporting about today but unfortunately inventory levels are like golf. The lower they are, the happier the sellers feel. This is excellent news for buyers though! Buyers, you should be doing quite well in the negotiating arena here. If you're not, may I suggest punting out or at least checking out some other properties. Don't get me wrong, this is not where you'll be negotiating half price by any means but there are plenty of statistics that should show you what properties are worth. I can help you with that when you're ready. Sellers, it's time to get creative! This is the kind of market that stirs up buyer opportunists and can be exasperating to deal with. If you really don't care if you sell and you know you want more than your property is worth, don't list it. If you do care then price it right, keep it clean and be ready to compete with neighbors for that buyer.

Royal Harbor There isn't much to report here so far. Sellers, keep an eye on the numbers while it may be possible for values to increase, that might not be the best plan if you're thinking about hitting the market. Make sure your property is neat and orderly and priced to sell! Buyers, there are some great properties here! If you're into boating, now would be a good time to check it out! While you should be accommodated, you might find owners in Aqualane might be happier to see you.

Tiburon Congratulations! You're one of two neighborhoods where inventory actually went down during the past 20 days. Sellers, don't let it go to your head. Showing traffic and buyer feedback may be critical indicators for you to consider if you're thinking about going on the market. Buyers, now may be a great time to consider Tiburon as there are some excellent choices in this under-supplied market but if you don't like the accommodation you're getting here, you might consider other golf locations where the inventories are higher and you may be more valued by a seller there.

Vanderbilt Beach You went from under-supplied to stable. That's not the end of the world. Buyers and sellers should be getting together to sing Kumbaya. If not here's what you do: Buyers, some nice price reductions have been occurring here. Make sure you or your agent is doing some good evaluations to help you strike your best deal. Sellers, in a stable market all is at peace but this just could be a stopping point before Vanderbilt Beach boards the over-suppled bus that 6 other Naples neighborhoods hopped on already this year. If you're thinking about selling, watch your price, condition and don't forget to smile nice for the agent who's bringing you an offer.

Ok, this concludes my Naples single family home market report. I hope you found it informative. These take a great deal of time and effort on my part so if you like what you read, don't be shy about sending this to somebody (preferably not one of my competitors lol) if you think they might find it to be a value to them. I'd also like the opportunity to help you negotiate an offer regardless of whether you're buying or selling. So please consider me if you find yourself needing the expertise of a Realtor.

If you have any questions or comments, please contact me direct!

PS~ Buyers, don't find yourself in this car this season! Contact me today with your schedule!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Posted by: Shannon AT 01:31 pm   |  Permalink   |  0 Comments  |  Email

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A compilation of the Naples Florida real estate market and other informational topics regarding Naples Florida real estate. Your Naples Florida blog resource.
Naples Florida Real Estate Smart Girl Shannon Lefevre

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Shannon Lefevre, PA

John R. Wood Properties

3255 Tamiami Trail N. Naples, Florida 34103
Phone: 239-595-6223 URL of Map
Fax: 239-325-2876
Email: Shannon(at)ShannonLefevre.com
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This information is for consumer's personal, non-commercial use and may not be used for any other purpose.

Pages on this Naples Florida real estate website are updated continuously however, the accuracy of this information is not warranted or guaranteed. This information should be independently verified if any person intends to engage in a transaction in reliance upon it.


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