Southwest Florida New Listings by June 24th of each calendar year:
This year there have been a total of 16,202 (down 13% compared to 2010)
2010 there were a total of 18, 393 (down 4% compared to 2009)
2009 there were a total of 19,312 (down 8% compared to 2008)
2008 there were a total of 20,924 (down 10% compared to 2007)
2007 there were a total of 23,047 (down 10% compared to 2006)
2006 there were a total of 25,452 (up 52% compared to 2005)
2005 there were a total of 16,735

As you can see from this 7 year time line we are nearly even compared to 2005 in new listings added to the Southwest Florida MLS database.  Just looking at this listing information you might think we're following the typical 7 year cycle that Naples real estate has been rumored to follow in the past.

Southwest Florida Sales by June 24th of each calendar year:
This year there have been a total of 7,476 (up 10% compared to 2010)
2010 there were a total of 6,736 (up 37% compared to 2009)
2009 there were a total of 4,909 (up 27% compared to 2008)
2008 there were a total of 3,858 (up 6% compared to 2007)
2007 there were a total of 3,606 (down 26% compared to 2006)
2006 there were a total of 4,559 (down 48% compared to 2005)
2005 there were a total of 9,312

As you can see from the Southwest Florida sales data it is clearly evident that the Naples area isn't following the same 7 year cycle as many expected. While listings are down and sales are up compared to the last several years.  We have hardly come full cycle. 

While some areas have indeed leveled and some inventories are actually short in some Naples areas, some areas are still experiencing an oversupply or are at a standstill.  Anytime the stock market starts doing funny things and word about the economy makes people nervous there tends to be a slight drop in interest.  This is especially great for a buyer who was hoping to pick up a deal this summer. 

I can't guarantee this edge of negotiations will still be with buyers once the snow starts flying up north again but I can (with confidence) suggest a Naples area buyer has some extra power to negotiate than they did during season.

Another thing to consider is our next peak selling season will be taking place during an election year which always seems to bring added anxiety and a mixed bag result.  This is largely based on the optimism or lack there of who many will think will be our next Commander in Chief.

There are some interesting areas that have since broken loose a bit since season...this means that a neighborhood or condominium with few to no sales has started selling again and now there is definitive evidence of true market value where before it was merely a guess or open to gross interpretation.  Take for example the Regent at Park Shore.  Sales were stagnant in Regent since July of 2009.  Since then a couple have gone under contract and one has since closed with more offers that were unsuccessful but once that second unit closes there will be a clear understanding of the new value in Regent and I think anybody who's been watching may be ready to give it a shot.

For more information about Naples real estate information specific to your needs, contact me direct!

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!