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!

Hello Naples Friends! I've noticed a little uptick on Naples luxury real estate foreclosure and short sale interest and to be honest I'm not sure why since we clearly saw the bottom of our market in 2010 but I've compiled a list of all the short sales and foreclosures available in the Naples neighborhoods I cover...

Here are all of the Naples luxury foreclosures and short sales currently available in Naples Florida's most luxurious locations:

Aqualane Shores:
Foreclosures: 0
Short Sales: 0

Audubon Naples:
Foreclosures: 0
Short Sales: 0

Bay Colony Naples:
Foreclosures: 0
Short Sales: 0

Collier's Reserve:
Foreclosures: 0
Short Sales: 0

Coquina Sands:
Foreclosures: 0
Short Sales: 1

Grey Oaks:
Foreclosures: 1
Short Sales: 1

Mediterra:
Foreclosures: 0
Short Sales: 2

Moorings:
Foreclosures: 0
Short Sales: 0

Naples Cay:
Foreclosures: 1
Short Sales: 0

Olde Naples:
Foreclosures: 1
Short Sales: 1

Park Shore:
Foreclosures: 0
Short Sales: 1

Pelican Bay:
Foreclosures: 0
Short Sales: 0

Pelican Marsh:
Foreclosures: 0
Short Sales: 2

Pine Ridge:
Foreclosures: 0
Short Sales: 0

Port Royal:
Foreclosures: 0
Short Sales: 0

Quail West:
Foreclosures: 3
Short Sales: 0

Royal Harbor:
Foreclosures: 3
Short Sales: 1

Tiburon:
Foreclosures: 0
Short Sales: 0

Vanderbilt Beach:
Foreclosures: 0
Short Sales: 2

As you can see there are 20 short sales and foreclosures in the 19 locations I cover.  That's honestly about 18 more than I expected! Is this a reason for buyer's to hoot and holler? There are over 1,300 listings in those neighborhoods so the overall percentage of distressed properties is 1%.  It is however an indication that there are still deals to be had in these locations but opportunities may be fading fast.  The bigger story is the supply and demand situation we have going on...see what the supply is in the following locations now:

Aqualane Shores:
7 months of inventory = UNDERSUPPLIED

Audubon Naples:
13 months of inventory = OVERSUPPLIED

Bay Colony Naples:
6 months of inventory = UNDERSUPPLIED

Collier's Reserve:
16 months of inventory = OVERSUPPLIED

Coquina Sands:
4 months of inventory = UNDERSUPPLIED

Grey Oaks:
12 months of inventory = STABLE

Mediterra:
10 months of inventory = UNDERSUPPLIED

Moorings:
7 months of inventory = UNDERSUPPLIED

Naples Cay:
22 months of inventory = OVERSUPPLIED

Olde Naples:
8 months of inventory = UNDERSUPPLIED

Park Shore:
8 months of inventory = UNDERSUPPLIED

Pelican Bay:
8 months of inventory = UNDERSUPPLIED

Pelican Marsh:
5 months of inventory = UNDERSUPPLIED

Pine Ridge:
9 months of inventory = UNDERSUPPLIED

Port Royal:
16 months of inventory = OVERSUPPLIED

Quail West:
15 months of inventory = OVERSUPPLIED

Royal Harbor:
8 months of inventory = UNDERSUPPLIED

Tiburon:
16 months of inventory = OVERSUPPLIED

Vanderbilt Beach:
12 months of inventory = OVERSUPPLIED

As you can see 7 of the 19 Naples luxury neighborhoods are still experiencing an oversupply of inventory which IS excellent news for a buyer but you want to make your selections early this year. 

Something different this year compared to the last 3 years is by October most sellers start to feel an air of confidence because "season" is just around the corner and high traffic with purchasing expectations is almost here.  This year, there's an election...uncertainty is a buyers friend. Sellers are still very negotiable right now compared to most year so it could be your best time to cut your best deal is now til election day.

Some of you have already figured that out and made appointments with me.  For that reason, my calendar is filling up.  Do we need to get together this season?  If so, PLEASE call me today so I can get you on my calendar, afterall, I provide this content so I can work with you.  I don't want to miss the opportunity to assist you.

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Park Shore is another Naples beachfront location that has seen some good buying traffic this year despite the warmer temperatures and with 9 months of inventory presently on the market. Sellers have a bit to be happy about...

If 12 months of inventory is considered stable (which it is here in Naples) then 9 months of Park Shore inventory means we actually have a bit of an over-demand if you will.  When inventories shrink, demand increases and before too long pricing starts going up as a matter of fact, they have bumped slightly north in Park Shore already. 

Park Shore sales this past 12 months over the 12 months prior are up a whopping 15% with an average sales price per square foot increasing about 4%.  Sellers are tightening their position as well coming in at nearly 91.5% of list price when last year they averaged right at about 90%.

If you're a Park Shore home owner: You'll be happy to know there's less than 6 months of inventory listed of your product.  That means now is a terrific time to put the home on the market. Even if season is over, you should know your competition is less, the folks (even though there are fewer of them) are much more serious about purchasing this time of year and if you wait til next season, many of your neighbors who have been thinking about selling might decide to hop on the market too leaving you considerably more competition in October. 

If you're a Park Shore home buyer You should consider getting into the habit of reviewing the Park Shore homes for sale on a daily basis.  Yes, not many will hit the market between now and October but when they do, I'll bet if they're priced well they will go fast and you don't want somebody elses leftovers to choose from.  If the thought of reviewing the Park Shore home listings everyday is too much for you to consider, give me a shout. I'll be happy to watch the market for you and alert you of anything that might work for your objective.

If you're a Park Shore high-rise owner: Your market is considered technically level. Yaae! You'll want to make sure you're pricing your property right according to building, stack and condition. If you've recently remodeled, you might be happy to see what your condo is now worth. If you're condo needs remodeling, you'll want to stage your property before going on the open market. I can help with that too!  Call me today so I can assist you!

If you're a Park Shore high-rise buyer: You more than anybody else I'm referring to in the Park Shore blog post has some room to negotiate and be selective. Not only do you have some nice choices still on the market but with the right agent, you might even find some gems that aren't currently on the market. You have some good negotiation points to discuss but like the other buyers here, you'll want to pull the trigger now or this summer because you might find some serious competition coming into fall and winter.

If you're a Park Shore mid-rise owner: Congratulations! There's less than 5 months of inventory on the open market now.  Depending on the condition of your unit you may be surprised to hear what your property is now worth.  It would not be silly to put your property on the market today especially if you're priced and conditioned to compete!

If you're a Park Shore mid-rise buyer: Be diligent. With so few on the market I wouldn't be surprised at all if there won't be competition for new stuff that hits the market. You would be best off if you reviewed what was currently on the market for a match and work out a compelling negotiating plan of which I can assist you.  If you've been looking and are waiting for the perfect place, review the inventory often or request a specialist to do it. You'll want to strike as soon as possible to give yourself the best shot of acquiring the property.

If you're a Park Shore low rise owner: There's a shortage of inventory in your segment as well. (Just under 8 months). You may get a little more for your unit or it may be that you don't have to negotiate as heavily as you may have had to during the past most recent seasons.  Condition is important so if you haven't remodeled, by all means stage.  If you don't know what that means, call me. It could make a very big difference in your market time, your net value or both.

If you're a Park Shore low rise buyer: There's still alot of "cheap" stuff on the market. Here's your cue. Other locations around town are selling out of their entry level inventory and you still have some opportunity to formulate a plan here. I would encourage you to do that now rather than wait til season because if the snow starts blowing early this next year, I think we're going to see higher than normal buying traffic.

If you are a Park Shore Villa owner:  This inventory is just slightly under level. Since there's so few of you, it should be easy to rule the market if you and your agent create a successful selling strategy.  Because many people don't readily think of Park Shore villa, you'll want an agent who knows how to address the special attributes of owning a villa in this location because you're competing heavily with locations like Pelican Bay and Olde Naples for those eyeballs and eventually dollars.

If you're a Park Shore Villa buyer: Hi all 3 of you. Just kidding. So far this year there have been 9 of you.  There's some nice product left but not much so the good news is you won't have to waste days and days seeing it all. It should make decision making pretty snappy.  Because of the short list of options, I would see if there's something that will work for you now because I can't guarantee that there's going to be something fantastic this time October or whenever the snow starts to fly which ever comes first.  I can help you with your negotiating plan so call me today and I'll help you get started!

Well Naples friends, that concludes my brief Park Shore Naples update. If you have any questions or you want to get started buying or selling your Park Shore property, contact me today!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!
239-595-6223

Hello Naples Fans! If you've been following this Naples real estate blog and others, you already know lack of Naples inventory is the big topic this season. Naples beachfront is especially short so the faster you identify your property, the better chance you'll have of securing it.

So many of you are most interested in the best so to make your adventure as easy as possible, I've included the top 4 Park Shore Beachfront high rises for your viewing pleasure.  Call or email me direct if you see something you like and let's get in there so you can decide if it's for you!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

PS~ Only 2 more days til the beginning of Naples High Real Estate season! Are you ready?

I've noticed I've had a drastic decrease in Naples rental requests so far this year.  This is FABULOUS news because:

•  I don't handle rentals.
• Most people I've talked to who are looking for a rental don't want to buy real estate!
  

Keep in mind it's still considered pre-season for the Naples real estate market so that trend could change, I suppose...sigh.  But I'm crossing my fingers that's a definitive sign that people are planning on purchasing this year instead of renting.  After all, people should consider purchasing this year...pricing is out of this world in many choice Naples communities.  If you were smart and have some money to invest, you might consider doing it in Naples.

Here are 10 reasons why now might be the time to purchase in Naples Florida:

1. There are 3 Pelican Bay condos under $300,000!
2. You can buy a single family home on the beach for under $6,000,000 with Gulf of Mexico access!
3. There are 35 Old Naples condos priced under $300,000
4. There are 5 homes priced under $1,500,000 in Quail West!
5. There's only 1 unit on the beach in Bay Colony left under $2,000,000!
6. There are 4 homes in the Port Royal area on the water for less than $3,000,000!
7. You can buy a Park Shore beachfront condo for less than $400,000
8. There are 9 Pelican Bay homes under $1,000,000 to choose from.
9. You can buy a Pelican Bay high rise unit for less than $350,000.
10. There are 10 units under $300,000 in Moorings on Gulf Shore Blvd. to choose from.

If you know anything about Naples...those are CRAZY prices!
And then of course if you are in fact renting in Naples, here's 139 of the 1,870 (this SunshineMLS Naples Rental report is no longer available) currently available. 

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

For those of you familiar with Twitter you can follow Naples Florida information regarding some of your favorite Naples neighborhood news like price reductions, new listings and market statistics. Or you can just follow me and there's no telling what I'll write there. 

@PelicanMarsh
@Bay_Colony
@Pelican_Bay
@ParkShore
@OldeNaples
@NaplesSmartGirl

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl

There are 28 entities on the beach in Park Shore Naples Florida and for someone who is not intimately familiar with each location, choosing a place to park your flip flops can take alot of precious time and energy.  Those are two resources most of my high end clients don't want to use up on house hunting and would rather spend that on the golf courses, boating, beaching or shopping. 


Let's focus in on the most luxurious buildings of Park Shore to make it easier for you to make a purchase.

Aria at Park Shore:  This one makes the list because it was the last building constructed in Park Shore.  With a birth date of 2006, you'll find a sexy, sleek, soft, modern design coupled with fabulous amenities.  If you prefer something newer, you'll probably enjoy what Aria at Park Shore has to offer.  One of the aspects I love about Aria is how there are lots of unique features on several floors compared to other buildings where you'll find just a top few floors offering a penthouse variation of the typical stack floor plan.  The biggest downer about Aria can be the view.  If you'll review the Park Shore map, you'll notice Aria sits off the sand a little.  Between the building and the sand is a beautiful park and depending on what stack you're in, you may have another building encumbrancing your view.  Most of my luxury buyers are expecting a full sand and Gulf of Mexico view so if this is a deal killer for you and you can purchase in an older building, you might consider one of the other buildings on this list.

Enclave at Park Shore: Is one of my personal favorite beachfront high rises.  The building was completed in 1991 which I think fools alot of people but let me tell you, the building concept is FABULOUS and depending on which unit you're in, you'll be hard pressed to guess the date of the building.  All common areas have been remodeled and many of the individual units have been fabulously redecorated.  There are several features that makes this building exceptional but the most obvious are the fact that you only share this building with 27 other owners. You will never share this pool with a million other people.  The other part I love is each owner gets an entire floor so you will enjoy a magnificent panoramic view of beautiful Naples.  Because this building is located right on the sand, you'll find you can almost inhale the Gulf of Mexico. Talk about being one with the ocean!  The biggest deal killer I've found with other clients about Enclave is some people either don't want to do remodeling or the ceiling height gets to them a little bit.  I still think if you can afford to stroke the check, you should at least check it out before making your final decision.

Le Rivage at Park Shore: WHAT A GEM!  I absolutely adore this building.  Talk about touching the sand! You will thoroughly enjoy the amenity package, floor plans and decor of this building.  Again, this building is situated closest to the sand making your views of the Gulf unimaginable! I've never heard an ill word regarding the floor plans and although many prefer the south facing units, the north facing units are equally spectacular.  If you're purchasing luxury beachfront in Naples and you do not afford yourself the opportunity to check out any available units in this building, you may kick yourself later. The deal killer for this building, if you can call it a deal killer is regardless of which unit you purchase, your primary view is going to be toward the Gulf of Mexico.  So if you're looking for that straight on all water and all beach feel, this is it but keep in mind this view goes completely black at night due to the fact that we don't have very much boat traffic at night on the Gulf.  Some of my clients in the past prefer more of a mixed Gulf and city view. 

Regent at Park Shore: Some regard Regent at Park Shore as the absolute best of the best and with an outstanding floor plan and amenity package, it will be hard if not impossible to argue.  While the feel of Le Rivage and Regent are in fact similar, you'll find Regent to be on a much larger scale and the orientation of your view is surprisingly different so don't expect to go into this building or Le Rivage and check it off like you've seen it all.  Back to the orientation on the beach.  If you review the Park Shore Map you will first see how Regent at Park Shore sits back a little bit from the sand making you first come to the conclusion that the view must not be as grand but if you look closer, you'll notice the Park Shore private beach is located directly to the south opening up this view indeed more than the typical expansive view you'll find at some of these other locations.  The deal killer I find here is although I haven't had anyone snub their nose at any unit here, the price is typically hefty.  It takes almost 6 to tiptoe into the building right now and even with that price, its a real deal!

There are other fabulous Park Shore buildings but these are, in my opinion, the absolute best of the best.

For more information regarding Park Shore beachfront, contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Closed sales activity on the Gulfshore Blvd. beachfront and bayfront maintained the steady pace of the first quarter. With 58 closed units on the beach and 15 on the bay, second quarter 2010 is the highest second quarter since 2005. On a year-to-date basis, Gulfshore Blvd. beachfront sales are up 17% over the first six months of 2009 and bayside sales up 107%.





Gulfshore Blvd. Closed Sales


Average sales price of Gulfshore Blvd. beachfront properties in the second quarter was $1,155,024, representing a 17% increase over first quarter 2010, and slightly ahead of Q2 2009. Seven sales over $2,000,000 were recorded for the quarter versus three for second quarter 2009, and two during first quarter 2010. The highest sales price during the quarter occurred in Le Rivage at Park Shore at $5,400,000. The increase in sales over $2,000,000 is consistent with the market in general which experienced a surge of activity in high-end sales.

The Martinique at the Moorings posted the highest number of closed units with five closings. Horizon House at Park Shore and La Mer at Park Shore followed with four sales in each building.

Average sales price on the bay increased 32% from first to second quarter 2010 and remained essentially the same as second quarter 2009 at $486,467. Prices of $1,405,000 at Bella Baia and $949,000 at the Tropics at Park Shore were the highest prices recorded for the bayfront segment during the period.

Summary

On July 1, 2010 there were 215 properties available on the Gulf and 81 on the Bay.
This represents an 11% reduction of Beachfront inventory and a 14% decrease on the Bayfront from end of first quarter 2010. Buyer interest remains strong for the beach and bay units. However, price continues to be the driving force behind the sales activity of the first two quarters of 2010. This report does not reflect newly pended sales that occurred during the first and second quarters, but which have not yet closed. When these closings occur, inventory levels are expected to drop to even lower levels. Stabilizing prices and a good selection of product in many buildings continue to provide great opportunities for the astute buyer. Your John R. Wood Realtors professional sales consultant can give you detailed information on specific buildings and locations in which you have a personal interest.

Supplied by Dottie Babcock, CFO of John R. Wood INC. REALTORS

For more information on Park Shore Naples or Moorings Naples, contact me direct!

“The source of this real property information is the copyrighted and proprietary database compilation of Sunshine MLS, LLC.
Copyright 2010 Sunshine MLS, LLC. All rights reserved. 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.”