Naples Florida Real Estate

A couple from Canada are coming on Friday to purchase a Naples Beachfront Condo.  Because she is very particular in what she is looking for and because she is expecting me to perform to the best of my ability, I thought it was only appropriate to preview the 18 or so Naples Beachfront listings that may fit her requirements. 

My challenge is that what she really wants, Naples, Florida really doesn't offer.  What do I mean by this?  She really wants something with an up close and fabulous view of the Naples beach.  But the challenge is that she wants something newer and she doesn't want to spend a trillion dollars.  Unfortunately most of Naples, Florida beachfront properties were developed a long time ago leaving the less desirable lots to be developed out last.  Although Naples grandfathers had excellent insight, they could've maybe considered that when they were constructing those condos. 

Anyway.  Unless you're willing to spend about 4 million, you're not going to find a newer building with the best views.  Which means now we need to look at older buildings that have been renovated.

I made some appointments yesterday and today.  Out of the 18 properties one agent has 4 of them listed.  When I called to make appointments to preview the assistant said,..."I'm sorry they don't want to allow previews on owner occupied units".  Who's "they".  The agent...I said well I'm sorry, I'm not about to waste my buyer's time.  Will I be previewing the properties before they come to town or will I be throwing these listings in the trash?  She reluctantly told me she would "see what she could do". 

IF YOU WANT TO SELL YOUR NAPLES, FLORIDA REAL ESTATE:  I have plenty to show my buyers who have the ability to purchase.  I will not lose a buyer because you and/or your agent are too inconvenienced to allow me to do my background work. 

As your Naples, Florida listing agent I will allow any agent (after doing appropriate background work on their client) the opportunity to see your home and will do everything in my power to encourage them to sell it.

I also called another agent with another company...by the way, never heard of the agent before....she called me back after about 2 hours later to tell me she didn't think she could get me in to see the condo...which I scheduled for tomorrow...24 hours in advance...because she didn't have the customer's phone number with her and she doesn't really like to do previews either...but she would be more than happy to schedule a showing with my buyer this weekend.  TWO WORDS...Bye Bye.  Why would I take a buyer who has given me their parameters to a condo that didn't fit what she asked for???  Sorry, MLS is simply not as explicit as my buyer's requests.

I did find a real BEAUTY today.  It's priced to sell and it's gorgeous....not too expensive and it's listed with one of my most favorite Naples REALTORS.  Which means...da da da daaaaaaaaaaa...good, smart negotiations!!!  It's a real gem!  I can't wait to show it!  I can't wait to sell it!!!  Real estate should be this good!

On a side note. 

You might ask the agent you're considering hiring to sell your Naples Real Estate what their policy is on allowing ready, willing and able agents to preview your property. 

You might ask the agent you're considering hiring what their policy is on having your contact information handy should you have an agent who is ready, willing and able to sell your property.  What if I had been looking for myself???  She couldn't have even called her client to set up the showing...she didn't have her clients phone number.  WOW.

Big names don't always mean big results.  Anybody who has lots of properties to sell is bound to slip up and sell something every once in awhile. 

If you're thinking Naples...THINK PINK...Shannon Lefevre Smart Girl-Great Results!

What are the signs Season is coming to us South Floridians???

It starts with fewer rain clouds.  In the summer it rains almost everyday here so when the rain becomes more infrequent...you know season isn't too terribly far away. 

Have you ever tried to holiday shop when it's 85 degrees outside?  It takes some getting used to let me tell you.  There's no blistering cold howling wind.  You can actually break a sweat at Waterside Shops...I know, I've seen me do it....I prefer it though.

Another sign season is right around the corner...these:

and this:

  Alot of people have their cars hauled from where ever they live normally so you know it's either the beginning of season or the end of season depending on which direction they're going.  I don't know about anyone else but on a normal year I am equally happy to see them coming and going. Of course last year I was very sad to see them go since not very many people purchased but I can already tell this year is going to be different.  People have already started emailing and calling with their itineraries and there hasn't been near the stalling to purchase as I heard last year.  YAEE!  There's no doubt the roads get busier during season in Naples, Florida but our streets are empty compared to the east coast. 

Another Seasonal sign:

  You can order these beauties right off the dock in Old Naples or you can have the best ones in town at Trulucks.  They do Monday, all you can eat claws...seriously something you can't miss if you're here.

Another sign:  I went to work out at the community center at Pelican Bay this morning.  The parking lot was full and so were the tennis courts.  The tennis club is obviously in full swing compared to nearly empty just a few short weeks ago!

and last but not least my favorite sign for this post:

Everybody is so happy who has just traveled from up north.  It's funny to live in a town where all of a sudden you are consumed by vacationers and snowbirds.  I don't mean the Disney World type of vacationer where they're tired and cranky and tummy ache troubled due to all the crap they just ate.  I mean the...ohhhhitwas 46 degreeswhenwe got on theairplane todayandthesun feelso goodthat our sentences soundfunnyandwe areso happyto behere!

It's fun to live in Naples, Florida and for some, even more fun to live here part time.  If you want help accomplishing either, I am happy to assist!

One word of caution.  They just passed the no cel phones while driving unless you have hands free!  It's expensive too.  First ticket is something like $200.00 and goes up for each offense.  Don't forget your sunscreen and your headset!

Naples, Florida beachfront homes and Naples, Florida beachfront condos offer some of the most amazing sunsets in the world.  It's no wonder why values and interest remain high even in what most consider a slow and uneventful real estate market. 

I am currently working with a few people anticipating making a visit to Naples, Florida within the next few months. It is for sure that time of year when people are looking for a place they can escape to when the weather is cold and gloomy. 

Here's some information to help you better understand the Naples Beachfront real estate market:

Port Royal is the creme de la creme of Naples beachfront properties.  Only estate sized single family homes exist on this beachline.  There are only 4 beachfront homes available in the Port Royal area. Starting at $12,900,000 and going up in price to $23,900,000

Again there are no condos constructed on the beach in Old Naples.  There are only single family homes lining the beach in this location with only 3 homes located on the beach available at this time.  Prices start at $9,900,000 and increase in price to  $14,900,000

If you are in the market for a Naples beachfront condo, you will need to travel a little further north up Gulfshore Boulevard and consider purchasing in Coquina Sands and the Moorings.  This is the first high-rise condo area developed in Naples.  Several of these buildings were built quite a few years back.  In fact the first Co-op built in in Naples is located in Coquina Sands called The Bahama Club.  It was constructed in 1956, featured four floor plans and sold between $31,000 and $39,000. 

If you are more interested in newer beachfront condos in this area, Sancerre is the newest building with completion of construction in 2003.  Currently there are three units to choose from ranging in price from $3,775,000 to $4,295,000 all of which are located in the '03 stack which is the stack located furthest from the beach but even these units offer some beach views and beautiful bay views.  For the best beachfront views you'll want to consider the '01 stack in this particular building.

Traveling further north up the coast you'll find Park Shore.  This is one of the most premier areas in Naples.  Besides it fabulous real estate and white sandy beaches, you'll want to make sure you visit Venetian Village, a quaint shopping and dining area located directly on the inner coastal right across from the beach. 

Again if newer building are your desire, Aria was completed in 2006.  There are currently 19 units available ranging in price from $2,450,000 to $6,100,000 for a penthouse unit.  Because this building was constructed on the last available lot in Park Shore, it doesn't offer the straight on full frontal Gulf views that many of the older buildings offer but the amenities are really great.  If the best beach views are what you're after.  You will want to focus on the '02 stack.  These units offer the best views in the building.  '02s start at $4,400,000 and continue to $6,100,000. 

There are a total of 27 beachfront entities in Park Shore ranging in all sorts of sizes, styles and prices. Feel free to search current listings in Park Shore Homes and ParK Shore Condos.

Continuing north up the coast the next Naples beachfront area is Bay Colony in Pelican Bay.  There are 12 single family homes at the Strand at Pelican Bay

and 6 luxury high rise towers including:

Bay Colonyis an absolute OUTSTANDING beachfront location so make sure it's on the list of stuff to see when you come down.

Continuing the ride north, you'll come to another BEAUTIFUL beach called Vanderbilt Beach.  There are only 13 Vanderbilt beach homes and a variety of Vanderbilt Beach condos to choose from.  Moraya Bay is the newest luxury tower currently under construction and slated for completion in 2008.  Currently there are 7 Moray Bay condos available starting at $3,300,000 and continuing up in price to $4,425,000. 

Going just a little further north past the Barefoot Beach Preserve you'll find the northern most beach located in Collier County called Barefoot Beach.  Although this beach is actually accessed off Bonita Beach Road, technically these properties possess a Naples address even though it feels and looks like Bonita Springs, Florida.

I hope you enjoyed my Naples beachfront tour.  For more information regarding these fabulous beachfront properties, feel free to contact me direct at 239-595-6223 or at shannon@shannonlefevre.com

Hansel and Gretel are two 7 month old kittens who were abandoned and are now being taken care of by Phyllis Estes who I met at Petsmart located on Pine Ridge over the weekend.  Look at the way these two kitties lean on each other.  According to Phyllis they get along great with other cats as well but she is having a particularly hard time getting these two sweet kitties adopted because she is ultimately trying to get the two of them adopted out to the same home.  They are so sweet and their fur is SO soft.  They will make any house a happy home.

Seriously, after looking at the picture who would want to separate them?   If you or someone you know are interested in adopting Hansel AND Gretel, they can contact Phyllis at 239-261-4768. 

If you currently live in Naples and are unsure about the pet restrictions in your community, feel free to contact me and I will be happy to assist.

I received a call yesterday from a Naples builder I've had the opportunity to work with in the past while I was associated with an investment group who's primary objective was to purchase/remodel and flip.  Dang I miss those days... Anyway, he called yesterday to tell me about a friend who was trying to sell his house.  His instructions went something like this:  This guy won't answer his phone so you can email him or text message him.  He knows you text too so if I were you I'd just send him a text and tell him I told you to do it.  Anyway he has a house he really wants to sell.  He's been trying for awhile and I think this will be a good deal for you. 

I took the information while I was shopping for stuff for the new house and hesitated before I sent the text message. (yes for those of you who follow my blog...I was talking on the phone while shopping and nobody gave me any hassle for it.  No, I was not at Target :) I realize for an 8 year old it's really NBD but for me, it felt funny to initiate conversation with a possible new client through text messaging.  I've text messaged existing clients in the past but this was well after credibility was established and I knew it was a form of communication that would not be frowned upon.  Well I grew some...courage...and typed my text.  It read:

Hello!  Chris North asked me to txt you regarding your home you're trying to sell.  I'm Shannon.  I can help.

It took a whole minute to get a response...the pressure of sending it was almost more than I could take wondering if I had chosen the right words or if maybe Chris was setting me up to look like a clown...then the response: 

Hello Shannon.  Chris said ur a texting junkie just like me.  Would love the help.

It went on from there and fortunately for him, he has a GREAT agent already doing a GREAT job for him.  Unfortunately for me I get to watch that transaction take place as a spectator because I would not in any way encourage him to drop his current agent who is a colleague of mine and is honestly kicking some serious you know what on his listing.

I guess the neat part about the whole experience was the honor of the referral from Chris North...it's really AWESOME to be the name that falls out of someone's mouth when they're giving assistance to someone they care about.  The whole getting over the texting a stranger experience was interesting and then finally meeting the prospective client.  He was a really great guy who listened to me when I told him he needed to stay where he was and that it was all going to be ok.  It's great to have credibility from a stranger.   

What is Broker Reciprocity?  In a nutshell, it's a policy created by the National Association of REALTORS® Board of Directors in early 2000 that authorizes MLS participants to display the listings of other participants on their Web sites.  (Read more about the history of Broker Reciprocity) 

Why is Broker Reciprocity important to Sellers? According to a survey conducted by the National Association of REALTORS® Over 80% of home buyers surveyed searched the Internet for their next purchase.  If your property can't be found on the Internet, is your agent or company doing their best to expose your property to ready, willing and able buyers?  

Is your property appearing on other company's websites?  Some sellers may be surprised to find their property is NOT appearing on sites offering Broker Reciprocity.  It is a term that may be agreed upon during the time a listing is taken between the agent and/or company and the seller.  (Please note, all states may not work the same way, consult your agent for details.) When using a NABOR (Naples Area Board of REALTORS) listing agreement, it looks like this:

 This topic is addressed in Paragraph 3 Section H, Page 2 .  Here's what it looks like:

Would you like to know all the good reasons why you don't want your listing involved in the Broker Reciprocity Program?  I would too.  I don't know one good reason why any listing should not be involved. 

Here are some hocus pocus reasons to not be included in Broker Reciprocity:

1.  We don't want agents from other companies to show our listings because they're not going to do as good of a job as our agents will.  This reason could easily be resolved by making sure an agent from that company accompanies all showings.  Next... 

2.  Our listings are very exclusive and we don't want just anybody to know too many details.  Under the Broker Reciprocity provisions there is a limited amount of information that can be shared in the first place.  The ONLY way private or personal information could be shared is if the listing agent and/or company typed those details in the remarks section.

3.  I don't want other companies to advertise my property.  What a shame as there are many competent agents who work for many professional companies in the Naples real estate market.  Sellers who think this way are only hurting themselves especially in a market where property values have yet to bottom out. 

In closing I'd like to add that all of the Naples properties I list are marketed through Broker Reciprocity.  I've never been challenged on the topic nor have I ever witnessed a negative experience regarding Broker Reciprocity.  It has neither slowed or prevented any of my listings from selling.  I strongly believe in cooperating fully with other agents and/or brokers and offering Broker Reciprocity is just one example of doing so. 

I have been blessed to have worked with many sellers who entrust me to handle my business appropriately.  Some seller's have offered their opinions, asked questions and from time to time offered advice regarding how I run my business which I am much appreciative.   I have never had a client who has felt like they knew my business better than me and demanded I run it differently.  I have been very fortunate to have worked for them.

If you have any questions regarding your listing, please contact your agent. 

If you are interested in allowing me to help you sell your Naples property or you would like for me to be your Naples REALTOR, feel free to call me at 239-595-6223 or email me direct at shannon@shannonlefevre.com

I am often amazed at what people will do (or not do) for business these days.  I'm sure much of it has to do with the fact that competition is still fierce and transactions are still very low.  I have found myself pondering over what would be a new little edge to help me compete for "good" listings or what I could do to generate more buyer traffic.  I have found this to be a daunting task because I like many others have a strong distaste for gimmicky little ways to attract the attention of my future clientele. I refuse to lie or waste people's time and I simply cannot bring myself to endorse something I don't believe in myself. 

Example #1  I received a call the other day from some guy who found me through Active Rain...Yea!  He wanted me to sign up to offer my clients special travel deals....Boo!  After a little while I finally said...I don't think my clientele is interested in travel deals...the last couple who bought a condo from me just spent over $250,000 on furniture....a free cruise to the Bahamas is neither anything that would motivate them to do something nor something they would probably utilize...I'm sorry to sound like such a pig...  The guy was nice about it and in fact agreed after sharing a few more past client details but my complaint is he WASTED MY TIME when he could've looked at maybe 5 pages of my website and probably would've determined this conclusion on his own.  He offered NOTHING of value because he was too lazy to do his own research to find out if I was a viable customer.

Example #2.  How many of  you have been called by people in the loan or title biz who wanted to "introduce" themself and ask if they can send you some "periodic" emails on "great information" to help you do your business?  You're phone soliciting me for my permission to email solicit me???? REALLY?  Is this how hard it is to do business today?  I had a lady call me today from a local title company...just in case I didn't already have 8 other title companies competing for my business.  I tried to politely cut her off and said...you know I have a few title companies already but quite frankly...she cut me off and said...well business is picking up.  Ok...game on...really?  Where is it picking up are you doing alot of new construction closings because I watch MLS everyday?  Her response...uhm well we do have some new construction closings and I have heard from other people that we're picking up...Ok I could be wrong and I could've just had my time wasted again because someone is pretending everything is ok and offering me NOTHING OF VALUE.

Example #3  I had a long time agent knock on my door this morning.  When I opened it she said, Hi...I'm_______ I was driving by and noticed your garage door open...you just moved in right?  I said no...she replied...oh then you're moving...where are you moving to?  I replied, Pelican Bay...you don't remember me Ms agent but I sell real estate too we met when I was showing some of your listings a few years back...she said...oh of course...and kept the conversation going.  She asked me everything from who I worked for to would I be renting or selling...she kept my attention for a whopping hour and a half.  Here's what she gave me OF VALUE:

1.  The phone # to the county so they could mow the loser's property next door since they don't do it anymore.
2.  The flyer and phone number of an inspection company who could reduce my insurance rate.
3.  Three business cards of her favorite lender.
4.  The name of her favorite handy man who only charges $125.00 an hour and can do same day work.
5.  She called the agent who has the listing next door and took me to preview the property.
6.  She told me it now costs $300.00 to replace a pool pump...since loser next door let his pool go.
7.  Her card if I wanted help identifying a respectable tenant.
8.  Details on her listing 5 doors down.
9.  History on the neighborhood from 30-35 years ago I didn't know myself.
10.  Last but not least...ENCOURAGEMENT...she showed me that regardless of how crappy the market it is and how little the chance is you have of getting a new customer...you  keep going.   

This lady named, Nancy Brown has been selling Naples Park properties for over 22 years.  She has more energy than some 22 year olds yet I think she's past the 70 year mark.  She knows more about Naples Park than probably anybody and can still sell it better than anyone I've come in contact with.  She cares about her neighborhood, she cares about her clients, she cares about her neighbors and she cares about her fellow REALTORS.  If you think you want to buy or sell in Naples Park, you should be doing it with Nancy Brown!

She knows how to bring something of value to the table and taught me a great lesson on what I can be doing for people in the market I'm interested in servicing. 

So what did she get??? 

1.  The name of someone who can help her sell her RV.
2.  Some insight about the Naples Real Estate market outside of Naples Park.
3.  Info. about a listing she didn't have before she stopped by my house.
4.  Info. about some of the other residents on the block (her farm).
5.  A chance to tell another REALTOR about her listing down the street who might be able to help her sell it.
5.  A new friend.
6.  Free advertising from a colleague and a new fan.

If more people would consider giving something of value...I mean of real value...then they'd probably be getting a little more in return!

Talk about a nail biter!  All the way down to the final two seconds....both times because the Buffalo's coach called a time out after the snap and good field goal was kicked the first time.  For somone who just really got into football within the last year...yes, I resisted for the first 10 years of being married to a Cowboy's fan and then eventually gave in. 

It just goes to show you...it ain't over til it's over!  Regardless of how many balls you drop T.O.!

Good job COWBOYS!  You better practice hard this next week.  I don't know if I'm going to be able to stand the gloating from Desiree if you lose to the Pats!

They say we're only as good as the service we provide right?  One of the features our MLS system delivers is this neat little box that shows up on the front page of our MLS system.  It keeps a running total of today's happenings with links where the numbers are.  When I click on the numbers it will take me to a page with all of the listings in that group.  So for example if I click on 173 it will take me to the 173 listings that were taken today.  It's a great way to keep updated on the "to the second" action happening in the Naples Real Estate. 

	MarketWatch: 10/8/2007 New: 173 Expired: 33 Price Change: 143 Pending: 22 Back on Market: 10 Sold: 5 Extended: 76 Withdrawn: 16 Terminated: 29

I can identify when consumer confidence is down when Back On Market listings are approximately half of what new pending sales are and I can also identifywhat areas are hot (pendings) or not (expireds) based of today's activity. 

In fact I equate this little snapshot to what Dr's offices gather when I go in to see them.  As soon as I'm seen they take my temperature, blood pressure they might weigh me, look in my ears and check out my tonsils regardless of what I'm seeing them for before they get down to business...seriously...do you need to look in my ears if I think I broke my foot? 

This snapshot works the same way. 

So here's my prognosis: (defined by wikipeida as:  "A medical term denoting the doctor's prediction of how a patient's disease will progress...")

We will continue to have more inventory than buyers but there will still be some people who want to purchase property in Naples, Florida.  Eat healthy, take two aspirin, get a good night's rest, and get ready to get after it again tomorrow!

What else can I tell you about Naples, Florida Real Estate?  What would you like to tell me?  If you're thinking Naples, Think Pink!  Shannon Lefevre, Smart Girl, Great Results!

Naples Park is the least expensive western most single-family community in Naples, Florida.   Many of Naples Park properties are located within a mile to Vanderbilt Beach. Price ranges from $209,000 for a tear down to $1,275,000 for a multi-parcel property (good luck with that) and the ages of the homes available were built as far back as 1950 and as recent as brand new construction.  Although this is not a market I farm, I pulled up statistics this afternoon to determine whether or not I will be listing one of the properties I own once I move into my just completed home in Pelican Bay. 

As you can see from the graphs below, Naples Park has seen a better day in real estate.  Currently there is over two and half years of inventory on the market and there are people who purchased in the community who got caught up in the real estate craze back in 2005.  Some Naples Park homeowners did not have the intention to hold nor the ability. 

That's why if you read the remarks of several of these listings you'll see phrases like, "owner motivated", "seller will contribute to closing costs", Owner's name "Corporate", "Bargain Price", "Price Reduced...Owner Wants Sold", "Priced To Sell", "Home Warranty Included", "Bring All Offers" 

There are some pre-foreclosures and short sales in this location all of which I do not specialize in but I do know a very intelligent team in Naples who does and can identify the best deals available in Naples Park.

For those of you who are looking for an inexpensive single-family homes in the Naples area and want to be close to the Naples beaches, Naples Park is an excellent location!  I purchased my property in July of 2002 for $168,000.  We tore it down and rebuilt it making it slightly larger by adding a second story.  At the best time we could've sold it in the $700's so this may give you an idea of how far properties in this location can fluctuate. 

The trick to purchasing in Naples Park today is to purchase with the intention of holding it until the inventory stablizes (or longer) which will give you a great place to put your suitcase while you nap on the beach or play golf at one of the 100+ Naples Golf Courses we have in the Naples area.

For more information regarding Naples Park, or any other Naples real estate information, think...Shannon Lefevre, Smart Girl, Great Results!