Naples Florida Real Estate

It's just not going to be me, my clients or you on that deal.  I received a call a few months ago from a colleague who sounded distraught when she started speaking.  Her first statement:  My buyer wants a copy of your marketing material on that house we sold (which took place several months ago).  Kind of an odd request but as my mind wandered back to the deal and the elements of the transaction, I must say I wasn't surprised.   I said, "alright...what's going on", preparing for what I knew would be an interesting story. 

Apparently all of the wood floors had buckled.  When a contractor came out to determine what had happened, he proclaimed the flooring had been installed improperly.  The problem at hand was that the wood floors had been installed before my clients had purchased the property.  They had purchased the property back when times were rolling, they then completed more updating and put it back on the market and sold it to the current owner. 

When my clients purchased the property the wood flooring and kitchen had already been remodeled so fortunately for them, they did not have to incur the expense of those major items.  They brought the rest of the house up to a consistent aesthetic value and voila! 

Somehow the buyer had decided that "somebody" had falsely represented the property and was sure that we had described the house as either "completely" remodeled or something of that nature and was sure he could work up a successful case of misrepresentation.

While on the phone with Ms. Breathless she went on to describe this was one of three potential legal issues she was dealing with and that she couldn't understand what was going on.  As she chattered I pulled up all of my marketing information.  The alarm of the situation actually had me second guessing my own choice of words...silly...as I look back now. 

I let her finish her story and then brought her up to speed on my end. Here's what I said:

On all of my marketing material the house is described as "beautifully remodeled".  The wood floors were in for at least a year as that is approximately how long my clients had owned the property.  Work was being completed on the house the entire year.  I was in and out of there if not weekly at least every two weeks checking on progress etc.  What I suspect happened is somebody locked the house up and turned OFF the air conditioner before they left leaving the opportunity for humidity to permeate the house thus swelling the wood floors and causing them to buckle.  By the way this is common.  If you own property in Naples, Florida know you should always leave your air conditioner on. (You can push it up to 78-80 degrees but it should always stay on to prevent mold etc.)

I'm sorry somebody turned off his air conditioner.  I'm sorry his wood floors buckled.  Now being the shark of a business man I know he is as I remember well what occurred through negotiations...specifically the part when he told me to kill myself.  He's obviously looking for a target to attack.  Please tell him to get back in his Rolodex.  I'm sure there's somebody he can sue today...it's just not going to be me, my clients or you regarding this transaction.

 

There is a certain luxury when we don't even tip toe around the truth.  Stretching it a little or perhaps embellishing attributes of a property is not wise.  I have been known to be a little too strict on this matter and that doesn't bother me either.  Therefore I don't worry about what can come back to haunt me because there isn't anything.  I guess that's why I never understood why we needed to know what the penalties were if we broke the law.  I don't need to know how much the fine is or what other repercussions there are on something I would never do. If we could teach real estate school by telling our new agents, these are the things you can do, these are the things you can't and spend the rest of the time teaching the skills needed to be great real estate agents....we'd all be more productive.

Why does it seem like everyone is asking questions and hesitating to act these days?  Is it for fear of making a mistake...uncertainty...laziness?  Come on folks it's not that hard, get on with it and even if you don't have ALL THE ANSWERS or know EXACTLY EACH STEP TO TAKE...TAKE A STEP ANYWAY!

Here are some examples:

ON BLOGGING: 

• I know an awesome real estate agent who says, "I read you blog...I wish I could hire somebody to blog for me". Are you kidding?  Whoever she hired could not replicate her personality...which by the way she has a fabulous personality...she does this job nearly everyday, she's intelligent, she can do it...has she started her blog yet?  NOPE...this was two weeks ago.

ON WEEKLY REPORTS:

• I recently wrote a post about weekly reports. (Thank you Jason Crouch for submitting it to be considered for a feature).  I received several comments most of which were along the lines of...hey I do that too...or I do that and I also do this...or thanks for the ideas.  But I also received a few requests for examples so they could see my format etc.  Seriously?  It's about the content my friends...not the format although it may help, you are concerned more with the sizzle instead of the steak (as my friend Adam Waldman likes to say)  YOU NEED TO BE MORE CONCERNED WITH THE STEAK when it comes to providing a service to your sellers.  Leave the sizzle for marketing the property, but when it comes to reporting to our seller's it's all about the meat!!!  Our sellers are HUNGRY FOR MEAT not hearing sizzle.

ON BUYING NAPLES, FLORIDA REAL ESTATE:

• I don't know how it is for anyone else but I do know how it is for me.  I'm not going to give you a line of bull so I can "get you to the table".  I don't have to...and wouldn't if I did have to.  There's not a deal out there worth risking my license or jeopardizing my reputation.  This means I'll give you the correct answers and even share my opinions in some cases and just so you know....

The Best Areas In NAPLES, FLORIDA ARE NOT IN DIRE STRAITS!!!  I know you read the papers, I know you watch the news and click around on the internet....I know...all of you are calling me and starting conversations with, "I know I can negotiate in this buyer's market"...and there isn't just one of you or two of you...there are A BUNCH OF YOU and I guarantee they're all not calling me which means there's even more of you who are now actually writing contracts and getting the best Naples deals in our best Naples locations! 

My Suggestion to all of you:

Just do it.  Stop talking about it, stop thinking about it, stop dragging your feet!!! 

Start Writing Your Blogs

Start Writing Your Reports

Buy Your Naples, Florida real estate

Then sit back and listen to those around you say silly stuff like:

Oh I wish I was working with buyers...

Oh I wish my listing hadn't expired...

Oh I wish someone would've told me to get off the fence....

Ahhh the weekly listing activity reports our seller's are looking for........I know some of us do them...some of us don't...some of us pretend to do them and well some of us DO do them.  I personally think they're imperative to smart and successful listing relationships and actually I look forward to doing them because they hold me accountable and keep my clients "in the know" and quite frankly when our clients don't know what's going on then who's fault is it??? OURS!

Now what do we put in them that add value to our clients intelligence??? 

Of course we include:

• All showing activity, feedback from the buyers and/or agents and/or both.
• All places where ads are showing up.
• All feedback from previews from other agents.
• If anything needs to be addressed within the home (if they don't live there).

Do you include web statistics?  I do! 

Including:

• How many views you've received from Active Rain.
• How many people clicked on the Active Rain post to read more.
• How many people clicked on my website and statistics on each page.
• How many MLS views we've received weekly.
• What rank their listing shows up on specific keyword search terms on Google.

Then again back to the obvious stuff:

• How many calls on the property I've received.
• How many emails regarding the property.
• All changes in MLS within the community ie, 7 price reductions 2 pending competitors 1 sale since we've been listed...
• How many brochures were taken from the box in the front yard.
• Open house activity...or lack there of.
• What other agents with competing properties had to report when I called them.

Let's talk about that last one for a minute.  Calling listing agents who have listed competing properties.  You're talking to them too, right?  Uncomfortable?  No way...let them know what you know first about your listing and ask them what's going on at their end.  It's only awkward the first time you call...in many cases your're new friends by the second time...heck I got a job offer today from one great guy who's a Broker. He has a house listed down the street.  Besides...it's a great way to get to know agents who you don't know yet and you have no idea what happens when you join forces to get your deal done!  The other great news...I was talking to another agent with a competing property who already knew about my listing...she said, "You know...I'm currently working with two buyers in here who won't buy mine...I'll forward your listing to them and see if I can get them interested in yours".  It's all about the networking my friends!

Ok so let's get back on track with this weekly report.  For the grand finale, I offer my recommendation...do we hold, reduce...what's the next step??? For any intelligent seller, the facts described before the reccommendation should go hand in hand and be irrefutable unless there's some sort of ambiguous thing going on.  Of course this is all predetermined based on the seller's motivation to sell.  Maybe the recommendation is, "Since you really need this $$$ out of your house and we're listed at $$$...we'll hold and I'll see you next week".  Hopefully not too many of us are taking listings like that but let's face it...many of us are.  If that's the case...you still did your job even though you're not getting paid for it.....boo!

I personally choose to work with only motivated seller's right now.  It's hard...really hard to turn nice properties down that are attached to unreasonable sellers...especially since I am a sucker for pretty things but...I think it's the right thing to do for our market. So although my listing inventory is tiny...it's solid!  I'm doing what I need to be doing...exposing the property to as many ready, willing and able buyers as possible and they're doing what they need to be doing...responding to our efforts in a way that will cause their property to sell.  Isn't it neat!

For more information regarding Naples, Florida real estate....call the Smart Girl...Shannon Lefevre!

It's starting...the calls from people up north who have been hovering over Naples, Florida waiting for prices to change...are calling on listings they saw at excellent prices that are now under contract. 

I wrote a post last week about how quite a few of the best priced properties in Pelican Bay had recently gone under contract and I think I need to extend the alert to other areas in and around Naples, Florida.

Many of Naples, Florida best priced properties in PRIME locations are starting to disappear. 

Specifically, there was a unit in Arielle at Pelican Marsh listed for $339,000 that just went under contract on January 4th.  There's another one listed for $350,00 and comes furnished.  Next one up is $365,000...I fully expect the one for $350,000 to go under contract very shortly!

Buyer's attitudes have changed drastically compared to last season.  They are not nearly as hesitant as they were last year to purchase despite all of the nationwide media.  Here are two more examples:

I've had web hits within the last week with search terms like:

2007 "real estate" "prices fell" Naples

Naples real estate prices 2007

But today I saw this search term:

Stabilization of real estate market in Naples, Florida.

A caller also mentioned that he is now "unhappy with the stock market" and is looking to do something different.  This may be the beginning of perhaps another pool of Naples, Florida buyers who have been somewhat preoccupied til now!

IF YOU ARE ONE OF THOSE PEOPLE WAITING TIL THE END OF SEASON TO PURCHASE THAT GREAT DEAL IN NAPLES, FLORIDA...YOU MAY BE TOO LATE!  You can expect sellers to tighten their negotiations if too much more of this activity continues!

Remember that movie "Sixteen Candles"?  Samantha's grandfather answered her phone late one

night...when the caller didn't say anything he said, "I know you're there...I can hear you breathing".  That's the feeling I get sometimes when I see specific hits on my website. 

Due to the fabulous technology brought to me by Google Analytics, it is now possible to review not only the terms people use to find my website but it also tell me how many pages they looked at...what town they are in, what pages they reviewed etc.  The only thing it doesn't tell me is "who" they are....which at times can be so intriguing...which leads me to my joke of the day....How do you keep a geek like me in suspense...just let me look at my web statistics...AGHHHHHH!!!

Now some of you might be thinking...oh come on Shannon, it can't be that suspenseful, you need to get a life!  Oh not so quick my skeptical friend. Here are some examples as to what keeps me questioning who's lurking behind that computer screen!

Who are my London friends?  I don't personally know anyone who lives in London (I don't think) but for months people from that area searches my website, http://www.shannonlefevre.com/ using these keywords:

• Shannon Lefevre real estate
• Shannon.com
• http://www.shannon.com/
• Shannon Lefevre
• Shannon Le Fevre
• Shannon Lefevre's fabulous listings

If these were normal Naples, Florida search terms...I probably wouldn't notice but I can't help but wonder who they are since it's apparent they know me...but I don't know them....BOOO!

I do think it's interesting when I see several page views from one location.I wonder...are you really that bored....are you that interested in Naples or are you another Realtor getting website ideas??? Who knows...sigh...!

Just yesterday somebody from Littleton, Colorado searched 98 pages on my site...stared at that silly site for almost an hour yet...no phone call from anybody in Littleton.  Oh COME ON!!! Seriously...98 pages and you don't even want to pick up the phone and say hello?  Bummer!

Then there's the other stark realty about people USING me and my site to get what they want and then call "their" Realtor when it's time to get down to business.  I know...hard to believe but it is true.  I have other local Realtors call from time to time wanting to show "one of my listings" only to find out that it isn't one of mine but one that showed up through the IDX system on my site....HEY!  THAT'S MY SITE YOUR PEOPLE ARE USING!  I want half!  Just teasing!  Always a bridesmaid...actually that's not true so although this seems like a sad story it really isn't.  I still get credit for the page views and I have had a few deals go through with people who used someone else initially but didn't perform...eaak! 

Then there are the people who do call...ask questions...tell me where they're from and later magically...I spot them on the stats...TOO COOL!

Anonymity isn't all bad.  I don't think I'd want to know "everybody" who stumbles on my site.  Those who found me by searching wacky terms like:

• Real Home Girl
• sexy feet
• foot fetish
• bare breasts

A.  I don't even want to know how my site came up for any of those search terms but I do know the people searching those terms were miserably disappointed after clicking on my site.

B.  Fortunately all of those search terms were used months and months ago so I'm hoping the search engines have indexed my pages appropriately by now! :)

What is also really great about web stats  is that it allows you to have something interesting to discuss with clients and potential customers.  Over the holidays I found myself at a party standing next to another Realtor when someone asked, "hey, what's going on with the real estate market"? Perfect opportunity to shine right?  I respectfully gave the floor to the other Realtor who almost challengingly gave it back to me...(thinking quietly to myself...uhm...your loss...) I said, oh well there are some really great things going on right now...and gave a full report of what the trends were according to my web stats and then market stats and concluded with..."do you have anything to add"? to the other Realtor....uh no.  Cool! 

So what are the top search terms on my website this month so far:

• Pelican Marsh
• Naples Florida
• Pelican Bay
• Pelican Bay Real Estate
• Pelican Bay Naples
• Pelican Bay Naples, Florida
• Bay Colony
• Pelican Bay Naples, Fl
• Old Naples Real Estate
• Naples, Fl

In closing just like Howard said on "Sixteen Candles"...I know you're out there...I can't hear you breathing which is a good thing...but I do see you looking...which is a great thing!

Trieste at Bay Colony is the grand finale high-rise in Bay Colony completed in 2002.  Built by WCI, this twenty story building featuring 106 luxury units offer some of the greatest floor plans and finishes in all of Naples.  Designed by Robert Wedroe, AIA, you can expect tasteful aesthetic beauty with all of the luxurious comforts available including a magnificent two story grand salon, library, billiards room and theatre complete with easy view tiered seating and surround sound.  The resort style pool and spa is a fabulous place to relax in the sun or entertain guests, family and friends at the social pavilion.  See Trieste at Bay Colony condos for sale.

For a full photo gallery of Trieste at Bay Colony, clic the link below:

Trieste at Bay Colony

If you want to know more about Trieste at Bay Colony or any Bay Colony property, give a shout!  Trieste is a beautiful building and you should know more about it!

Naples, Florida buyers are definitely feeling more confident about our Naples, Florida real estate market.  So much in fact that my latest buyer purchased his Naples condo without actually seeing it before he closed.  Now I must admit, it wasn't a super big deal...ok it was very small for Naples, Florida standards but it isn't the size that counts for this post, it's the confidence. 

Once touted as "The Most Overpriced Market On The Planet" or some crazy nonsense like that by some of the national "who cares" media sources, Naples, Florida is seeing quite a bit of activity from our greatest fans. 

What deems someone to be considered a Naples, Florida "great fan". 

Let me break it down for you:

1.  They know Naples, Florida...and they LOVE it.

2.  They know Naples has seen a better day in real estate but they don't hold it against her...ie. Feel emotionally disenchanted by what she has to offer.

3.  They may not know Naples but after about 15 minutes of conversation, they "get Naples".  If further education is required...they are probably not a "Naples greatest fan" and they may never "get" Naples.

4.  They are not easily swayed even with the oodles of negative press about our town with our lovely local paper doing just about whatever it takes to "sell papers", Naples greatest fans tend to shut their ears when it comes to too much drama about our marketplace.

So how do you spot a "Naples Greatest Fan"?  You can find them all over 5th Avenue and 3rd Street either dining in our restaurants or shopping in our stores.  But, you can easier identify them right at about sunset on any street close to the beach.  I've been riding my bike down Gulfshore Boulevard the last couple of nights and I've never noticed how many people come out about that time to take a short stroll to the beach to say farewell to another beautiful Naples day by enjoying our magnificent sunsets.  Truly spectacular and....if you think it's just another sunset and there will be one tomorrow...you may not be a "Naples Greatest Fan".

A Great Naples fan is also not someone who will give up their property easily.  Even when the market is not at it's peak, many sellers have a mindset that if the sale doesn't happen today, that's ok, it's seasonand if at the worst it means they get to enjoy their own Naples home or condo, well....that's ok for them too because those special Naples properties come at a price and many will wait for theirs.

For me, I am one of Naples, Florida's greatest fans.  I've lived here for nearly 6 years and never grow tired of weary of her beauty! 

If you'd like a piece of Naples, Florida, be sure to give me a shout and allow me to introduce you to some of the best Naples, Florida real estate!

I have been watching the Pelican Bay market very closely.  As of November, 2007 Pelican Bay was showing closed sales prices were down 11% for the last 12 months.  By December Pelican Bay Prices were showing down 12% for the last 12 months and as of today Pelican Bay prices are showing down 9% for the last 12 months.  

If you are considering purchasing in Pelican Bay Naples, Florida.  I encourage you to act now.  There are still some deals to be had but they are in fact disappearing at an accelerated speed.

Here are several examples of recent sales and current active list prices to help you qualify my findings:

Villa La Palma at Bay Colony
One sold in here on October 11,2007 for only $620.00.  Next one available is listed for $780.00

More Pelican Bay Deals are still available but I have been in contact with several agents in Pelican Bay who are currently experiencing high showing volume and in some cases currently negotiating offers.

Contact me today for the best Pelican Bay deals!

Bay Colony Naples Florida - The most prestigious subdivision in Pelican bay offers luxurious Bay Colony high-rises, one mid-rise condominium, two villa communities, and two grand estate homes just steps away from the Gulf of Mexico. Mangrove forests and pristine beaches border this exceptional community. Within walking distance you'll find the classic elegance of the Ritz-Carlton, The Philharmonic Center for the Arts, fine shopping at Waterside Shops, and fabulous dining.

Two stately gatehouses with highly protective security guards add extreme privacy to the exclusive Bay Colony Naples Florida community. All residents have access to the exquisite recreational amenities of Pelican Bay including membership opportunities to the Pelican Isle Yacht Club and Bay Colony Golf Club. There are endless lifestyle possibilities in this unsurpassed community. 

Considering Selling In Bay Colony?  Many subdivisions in Bay Colony are doing quite well despite whole market reports.  Make sure you contact an agent who knows the difference or you could be leaving money on the table.  With a few exceptions, Bay Colony is lacking in inventory with some high rise communities offering no inventory at all.  The rule of supply and demand is certainly in favor for most Bay Colony home owners at this time.  Contact me for further information.

Considering Purchasing In Bay Colony?  You have great but few properties to choose from right now and some buyers are finding it difficult to identify properties meeting their needs.  Please be advised Bay Colony is doing quite well right now on most Bay Colony home owners know this.  This could be in direct reflection of the sophistication of this market and what Bay Colony has to offer so if you find something I advise you to put your best foot forward.  Time is of the essence if you are attempting to negotiate a great deal.  Consult a great Realtor before making low offers and assistance with finding the perfect Bay Colony property. 

For further information or assistance with your Bay Colony purchase or sale, please contact Shannon Lefevre.

The flurry of web traffic is at an all time high (at least on my Naples, Florida real estate website) but more importantly, the calls and emails are really starting to come in which is a very exciting and welcome change.  I'm sure it helps that the snow is flying and the temperatures up north are dropping so I wanted to take the time to let you know what you're in for when you call and or email me with questions about Naples, Florida real estate.

First, quite a few people are asking questions that are really a matter of opinion and of course my opinion might not be the same as someone else's but I'll share it with you and give you reasons why I think the way I do and try to provide as many examples or perhaps pictures, resources etc. to help you understand why I think the way I do. 

One thing is for sure.  I'm not going to sugar coat anything.  Don't get me wrong, I'm not going to give you a black eye either (especially you sellers out there).  What I will do is give you some meaty answers to help you determine what your next plan of action is.  Here's are a couple of examples:

1.  I received a call yesterday from a gentleman (who rocked by the way).  He gave me a brief synopsis of what he envisioned purchasing and as he spoke only 2 or 3 neighborhoods stood out.  I told him about Bay Colony because I  thought it would be the area he would be most happiest with and told him all the reasons why.  (See when you describe what you're thinking my mind goes through all the Naples neighborhoods that might work and quickly sorts through your best options and I can typically nail a great location for you very fast.) 

He seemed to be right in line with what we discussed.  Then he asked about another area.  I hesitated because I was searching for the appropriate words to use....when he chimed in.. now look Shannon, you have to tell me everything...it was playful but I could hear a tiny bit of seriousness in his voice when he explained that I needed to be completely honest with him.  I assured him I would tell him everything but that I was looking for the right words when he said...no, I want to know exactly what came to your mind....what else could I do?...I said, Ok...compared to Bay Colony, it sucks...sorry.  I heard a big sigh of relief and then he said...no that's what I wanted to know you can't hold anything back.  My reply??? No worries, I'll tell you what I know but hey we've been talking for a whole 10 minutes and...he said, yeah but I read your whole blog (seriously??? All 120+ posts?).  Hmmmm nothing like showing up to a party late.  So moral of this story...I won't hold anything back but until I find out how casual you want me to be...well then it will be new acquaintance manners until we get to the next level...but I can assure you, the honesty will always be the same.

2.  I had a lady who called from Long Island this afternoon.  I answered the phone like I would answer if I knew Adam Waldman was calling because I recognized the area code and assumed it was him....(WRONG)

hhhhhhhhhhhheeeeeeeeeeeeeeelllllllllllllllllllllllllllllllllloooooooooooooooooooooooooooooooo

The lady on the other end of the line said....uhm yes I'm looking at your website right now and I'm thinking about selling my house on Long Island and moving to Naples...(Adam, I gave her your name and number and she's supposed to be calling you even though she said she had already called some other agents...I have my fingers crossed for you).

Anyway she had lots of questions that were again a matter of opinion.  I told her my feelings on the subject matter gave her some true life examples but again, it's not all rosy and cheery.  Living in Naples is a beautiful experience but it is still a LIFE experience not like what it feels like to be on a long, paid vacation.  I can tell you just about anything you might need to know about Naples and I'll tell you the good, bad and sometimes ugly.  Then of course your turn is to determine whether or not you want to pull the trigger. 

If you do decide to pull the trigger on Naples real estate, I can help you find your target!