Naples Florida Real Estate: February 2008

You're so vain, you probably think this post is about you...  Remember the #1 hit song, "You're So Vain" written by Carly Simon?  Over 30 years people still want to know just who she was referring to.  You can read more about the history of "You're So Vein" by clicking here.

For the official record...this post is not about you...you being...you know who you are.  This post is for the others who subscribe, happen upon my blog and for those I work with in the present and future.

I blog for the following purposes:

• Helping people understand what services I provide.
• Helping people get to know me, my character, personality and the skills I possess to be their Realtor.
• Identifying great real estate opportunities that exist in Naples, Florida for past, current and future clients.
• Helping agents better their business.
• Becoming a better agent myself.
• Attracting Fabulous Buyers to the Naples, Florida real estate market.
• Helping Fabulous Sellers sell their Fabulous Naples real estate.
• To drive traffic to my Naples, Florida real estate website.
• Network with colleagues.
• Promote smiles, insight and information.

For those of whom I share my life, my business and assist along the way:

Please Read My Bloglosure:

All private and/or confidential matters concerning you or any part of your business or personal life will be kept confidential.  I will identify you only when permission has been granted by you or unless I am promoting you and/or your business in a positive manner.  There may be situations or circumstances I see fit to discuss for professional purposes in which I will insure your identity will not be compromised.  I am not responsible for any commenting on any posts other than my own in which I take full responsibility for my posts and commenting on my posts and other blogs. 

In closing, I'd like to thank those who have read my posts along the way and my blog subscribers.  Thank you for sharing your funny, insightful and supportive comments.  They have made my blogging experiences exceptional.

Best Regards!

Shannon Lefevre

Unless you joined Active Rain an hour ago, there's no mystery about how popular & worth while real estate blogging is becoming.  But, I must say I don't think I've ever gotten a client strictly from my blog.  I'm pretty sure most people I'm working with now and in the past found me first from my Naples, Florida real estate website, www.ShannonLefevre.comand then stumbled upon my blog later on. 

Although my secret attempt is to make the consumer think the word "Shannon" or maybe "Smart Girl" when they're thinking about Naples, Florida real estate, much like Kleenex got the world to replace "Kleenex with the words "facial tissue".

I am not attempting to capture buyers and sellers from a long list of short stories regarding our market or my experiences along the way. Since I'm sharing my inner soul right now I'll even venture to say that I started blogging for the sheer force of SEO ranking and never really expected anyone to actually read what I have to say...how silly...and boring...humph!

So you can imagine my surprise after I started blogging on Active Rainand the comments from other professionals started showing up.  What a shock...kinda cool...ok that's a neat little bonus...and then the relationships across the country with fellow "Rainers" started to build...completely unexpected and what a pleasant surprise but still understandable.  Hey we all have something in common...so after thinking about it...yeah cool perks but it all really does make sense!

Then....(Jaws music please...du du du du...)

My first customer who seemed extremely serious about purchasing about half way through our purchasing adventure says, oh yeah you said that in one of your posts...HUH? What are you talking about?  You're not supposed to be reading that....oh wait...actually you are and holy cow batman...you did!  That was a really weird feeling!  It was almost as if he'd said...yep while you weren't looking I took a peek in your closet.  It felt really personal and almost hard to believe until the fright set in. 

OMG...how many stupid things have I written on my posts...was my grammar ok, did I seem smart...was my slip showing?  My life flashed before my eyes and then I remembered, he was buying a house from me so it must not have been that bad. 

Then the second guy said it except this time he said, I read every post...SERIOUSLY?  I had over 100 posts by then...hmmm BlogStalker?  Nope just a guy doing his homework...still front and center so the panic didn't last nearly as long as the first time.

Then the third guy...and well you get it...but what really was interesting was the fact that all of these people were really smart.  Don't get me wrong.  I'm not saying I only worked with idiots before I started blogging because I've had the luxury of working with smart people in the past but I have to wonder if I'm scaring all (or at least most) of the idiots away with my posts today.  Don't get me wrong, I don't think that's a bad thing. :) But I do see a measurable difference of intelligence since I started blogging.  Now that's something I didn't expect either!

So for those of you who haven't heard, "...and by the way, I read your blog".  No need to shift into hyperventilation therapy or anything crazy like that.  It's just a sign that your working your blog and your blog is in fact working for you!

Here's a quick compilation of some of the sweetest moments I've experienced in my real estate career and what keeps me striving forward to provide the best service I can provide:

You are happy you made the move aren't you? - Said by my current Broker a few weeks ago.  I certainly haven't broken any sales records (yet) since I moved to the company, but his concern was about my happiness when other Brokers may not have cared so much.  If words like that don't make you want to perform like a superstar, I don't know what will!

Would it be ok if I crafted a testimonial for you to put on your website to help you attract more clients?  Said by a client who found me on my website and closed on his condo last month.

If you were deciding between these two condos, which one would you pick and why? Said by a super intelligent businessman who was contemplating two condos in Bay Colony who ended up taking my advice for the reasons I gave him.

I think you should be the moderator because I think you'll do a better job than anyone else. - Said by the chair of a committee after learning I had never spoken publicly before.

I'll make it up to you. - Said by a customer who was over an hour late for his appointment.

...we don't get the feedback and reporting you used to give us... - Said by a demanding past client who chose to go "another direction"  The closest I ever heard to a "You Rock".

Hi Smart Girl! - Said by a colleague in my office (That's how she always greets me...I'm always smiles after that!)

The best seminar I ever went to was one they put on last year with a panel of Superstars - Said by a colleague I was working a deal with who didn't realize I was the one who put the seminar together.

I've had the chance to meet alot of Realtors and you hands down are the best one I've ever seen. - Said by a colleague and friend.

...Are you an attorney as well?  You seem to bring some legal skill to the table... - Said by a super smart attorney I'm currently working with while going through negotiations.

So with those things said, thank you for all of your sweet words and Happy Valentines Day!

:)

By the show of hands (as I scan across the cyber room of the 71,030 people who have joined Active Rain) how many of you are currently working with someone looking for a "deal"?  Please put your hands down now and hold back the throw up that is now in your mouth. 

"I'm looking for a deal" has now replaced every other form of salutation including:

• Hi my name is...
• May I speak with...
• How are you today...
• Would you like fries with that...

and if it's not the first thing we hear, it's the next thing we hear:

• Paper or plastic and "I'm looking for a deal"
• I could've had a V8 and "I'm looking for a deal"
• It's been 16 days since I last used and "I'm looking for a deal"
• Will you be traveling with small children and "I'm looking for a deal"

Hey, it could be worse!  It could be last year when there was nobody looking for anything...not even a deal!  So with that said, let's explore what a deal is because we all know, you're idea of a deal and my idea of a deal is just simply....not the same deal.

We're not going to discuss the obvious as nobody really has time for that so let's start with my idea of a deal:

1.  Properly Priced Properties In Great Locations - (Now I know you're thinking...didn't you just type something about obvious...)  Here's what I mean: If there's a great priced property in a neighborhood that is giving away everything but the kitchen sink...do you think that's a deal?  Sounds like a great meeting place for a bunch of people who might not keep their properties long for lots of reasons and...reselling there might become an issue when you and all of your new found friends find themselves not happy with what the development has done to discount their remaining inventory. 

Afterall, there's nothing more fun than trying to sell your condo along with everyone else who bought their condo at a lower price and also the developer who has undercut what you owe by thousands to get rid of their remaining inventory....right? Deal...or no deal...you decide.  My decision...uh no.

2.  Properly Priced Properties In Areas Free (Or Near Free) Of Foreclosures-  I remember when my mom used to say, "Birds of a Feather...Flock Together".  I know I'm back on the location thing again but there's something very interesting about portions of our market.  For example the odds of you seeing a foreclosure in Port Royal or Bay Colony are very, very, very rare (not impossible) but happen less often than someone getting a picture of Big Foot.  That's why perhaps purchasing properties in those areas have an element of security only because people who can't get their price when they decide to sell have more options. 

Many choose to take their place off the market and wait for the market to turn around...simply...because they can.  Others realize it may be years (seriously) before they sell and they're prepared to wait.  The other side of it is many fire sales in those locations happen privately.  Many (not all) but many have better networks of folks who can pull the trigger on undeniable deals and are more willing to do so in secure locations such as those. 

I was once asked by another agent's buyer once if the seller would consider taking an offer for (about half of list price).  I said, You will never know.  He replied, Why?  I said, Because if they were willing to go that low, I would buy it.   Ooops! The next book on my list to read is, "How To Win Friends And Influence People"....again.

3.  Properly Priced Properties Offering Good Or Better Amenities-  What I mean by amenities in this sense is:  If the property is located in a great neighborhood but backs up to a busy road, make sure it's price accordingly.  Lowest priced in the neighborhood may not be enough.  I know an agent in town who bit on a home with that same scenario.  On paper it looked like a really great deal.  In fact, I scoped it out for one of my clients but after previewing the property, I knew the road noise would be a kiss of death on the resale side.  She unfortunately cut the deal a couple of years ago and the bleeding hasn't ended for her yet.

4.  If Everyone's Doing It...RUN! -  Back in "pre-construction...the market's so great" time we had so much paper flying nobody knew their own name for awhile.  It was hard not to get caught up in the euphoria of "everyone's making a million".  I'll even admit that I looked at a couple of places and after reviewing the developer's contract that read something like "regardless of what we do or don't do, you still owe us money" I was never comfortable pulling the trigger.  Whew....this went on right as the music was about to stop so it turned out to be a good thing for me.  Of course if you're first in on a sure bet...then that's a whole different "deal".

Someone once told me most real estate agents love to gamble.  I guess I'm an oddball because I don't like taking foolish risks.  I have a hard time gambling with my money and I actually don't have any fun doing it unless it's something I know inside and out...like Naples real estate.  If I'm not gambling with my money, I'm not gambling with yours and quite frankly if those are the odds you like then you'll like working with me.  My husband knows...if I'm betting, I'm winning that's why we don't do much betting against each other anymore and why he giggles under his breath when someone else takes me on.

If you're more of a risk taker who gambles carelessly without thought or an opportunist who is seeking unrealistic deals, I may not be the girl for you but I know someone who would be happy to assist you.

1.  Tell that *$% that if he wants to threaten me that my attorneys are bigger than his attorneys and I will eat him for lunch.  

2.  This is as low as we're going...if they ask for anything else, and I mean ANYTHING ELSE...tell them to go pound sand.  

3.  Hi Shannon the good news is I'm going to buy a condo...the bad news is it's not anything that you showed me but I'm still using you so don't get mad.

4.  Good afternoon this is Shannon...Can I kiss your feet and suck your toes?  (That one may have taken place when all those weird foot fetish keywords were popping up on my webstats) 

5.  Good afternoon this is Shannon, may I speak with Shannon, this is Shannon, "The" Shannon, uhmmm yes this is Shannon Lefevre how can I help?  Is this the Shannon Lefevre who sells real estate?  Yes it is...oh I didn't expect you to answer the phone... 

6.  The buyer wants to know if you'll leave the sheets because they want to sleep there the day of closing...(a call made to a seller long after negotiations had been made) What???  That's gross...who wants to sleep on somebody elses used sheets...fine.

7.  What's it doing down there (a call made to me last month in reference to the weather) It's snowing!  Seriously, you are not...really? 

8.  I'll buy you a Mercedes SL if you help me figure out how to buy this house with my hidden money... (said by an alleged drug dealer wanting to use drug money from outside the states to purchase a 7 million dollar home...at which time I didn't know what a Mercedes SL was.)

9.  Is this Shannon?  Yes, Oh good...hey tell me more about the yellow one.  Yellow One?  Yes the yellow house on your website.  (I have IDX on my website...at that time about 10,000 house were listed)

10.  Do we still have to buy the house if it gets blown away by Charlie (said by a buyer getting ready to send final signatures on an offer 2 days before Hurricane Charlie hit).

Anyone spending anytime in real estate learns quickly that everything trends.  If one person is looking for a beach front condo...3 more people are contacting me about the same thing.  Pelican Bay and Bay Colony is trending hot right now as far as that goes but this post isn't about Where Naples, Florida buyers are purchasing.  This post is more about How Naples, Florida buyers are purchasing.

Site-unseen offers were something we saw back in 2005 when everything was hot, hot, hot when properties were on the market for mere minutes compared to days and months so site-unseen offers were more of a necessity compared to today.  What's curious though is I just wrote two site-unseen offers this week for similar reasons. 

Buyer "A" is purchasing in Bay Colony.

Buyer "B" is purchasing in Pelican Marsh.

Both buyers are exceptionally intelligent.  One is a CEO for a large company in Canada, the other a Hot Shot Attorney from PA.  What's even more curious about that is the fact that their confidence in Naples, Florida real estate is obviously quite high especially compared to last year when nearly everyone seemed to stare at each other afraid to make a move on anything.

Now all elements are not quite the same.  The attorney is calling all the shots (as smart attorneys do) and although the negotiations haven't gone as smooth as they should...for ridiculous reasons I might add...he's remained very level and precise through the whole thing.  Don't get me wrong...he's not like some people who come in, fall in love and roll over.  I doubt this guy has ever rolled over but he's not getting an attitude over it either. Based on the circumstances the absence of attitude is admirable.  He's pretty cool and I am lucky to have attracted his attention from my website!

On the other hand, the super smart CEO and super smart CEO's wife are a little more inquisitive.  First, they wanted to double check everything with their attorney up there and then again with the one they hired down here, who by the way is my absolute favorite real estate attorney in town.  He is so smart and trust me, you would not want to appear in court with him representing the other party. So back to Mr. & Mrs. CEO, they know the building and more so than that I think they also know that the unit they're interested in is HOT HOT HOT and it's doubtful it will be on the market much longer. 

Purchasing site-unseen isn't necessarily a requirement for every area in Naples right now but many sellers aren't going to allow you to hold their property up during season while you take several days to get down here and accept the property.  If the property you're interested in is in a great location and is priced to sell, it might be something your should strongly consider. The more you know about the area, the easier it should be for you and considering the fact that inspections can take a lot of the uncertainty out of property condition along with the fact that I can forward oodles of pictures in a flash for your further review...it's a little easier to make those decisions today. Some of the smartest people I've ever worked with have purchased that way...hmmm another trend....

Will either one of the offers work?  Nothing is final but they were both intelligently written...duh...I wrote them and I got an A+ from the attorney down here who did the review. (Getting an A+ from that guy is always a super high-five in my book) So I imagine they will.  I have a stronger feeling on the bigger one than I do with the smaller one but we've all learned to not count our chickens.  Regardless...the buyer's want to buy and there's inventory to accommodate.  Another nice new trend in Naples, Florida real estate.

Now For A Few Tips To Sellers and Listing Agents:

• Please don't play hard to get.  You have too much competition to play that card right now.
• Please return your phone calls and counter-offers in a timely manner.  Abusing a buyer's interest (although not a sin in the bible) is a sin in Shannon's Real Estate Encyclopedia.
• Please control you seller.  Lazy one bump negotiations and super inflexible counter-offers will only end in heartache for you and your client.
• Seller's Please Take Special Note:  Both of these buyers came from my website.  If you're not featured there then how will you know for sure they know your home exists?

Thanks for reading and have a great weekend! :)

The calls and emails regarding Pelican Bay homes and Pelican Bay condos continue at a steady rate most of which are still beginning with "I want a deal".  I've had the following conversations with countless people lately and it continues to be a hard conversation with buyer's not quite believing what I have to say based on all of their news they've gathered from various news sources across the county.  This post was written for not one buyer in mind but four to help me get some valid points conveyed. 

If you too are looking for a Pelican Bay deal.  DO NOT DELAY!

Here are some more examples of Pelican Bay's best deals now pending contract or recently sold:

Avalon at Pelican Bay:
What I considered to be the best deal in Pelican Bay just went under contract with a list price of $350,000.  It was reduced from $375,000 On February 1, 2008.  Pended contract on February 6, 2008.
Next one available is $399,000 - Nearly $50,000 for a smaller unit which backs up to a busy road. The pending unit backed up to a park and was a second floor (bigger) unit.

Barrington Club at Pelican Bay:
A unit sold on December 21, 2007 for $400,000.  Next one available is listed for $492,000.  That is a $92,000 difference. 

Brighton at Bay Colony:
A unit on the 19th floor listed for $2,695,000 went pending on January 22, 2008.  It was only on the market 4 days.  YES...It was a screaming deal!  Another unit on the 10th floor sold on January 15, 2008 for $2,600,000 it too was a screaming deal.  The next one available is on the market for $3,295,000 it is on the 7th floor.  That folks is a 695,000 dollar difference.

Need more proof? 

Cap Ferrat at Pelican Bay:
A 4th floor unit listed at $1,395,000 went under contract on January 1, 2008 (yes...while some people were nursing a hang-over somebody else was hunting deals).  The next Cap Ferrat unit available is on the market for $1,795,000...yes this one is a bigger unit...yes it is on a lower (less desirable) floor and yes...if that New Year's buyer bought it for full price, that is a $400,000 difference!

Carlysle at Bay Colony:
A 3rd floor unit listed at $2,295,000 went under contract on January 2, 2008 (maybe because they were nursing a hang over the day before).  They still won because the only other unit available in Carlysle at this time is listed for $4,200,000.  Yes it is on the 20th floor and is a bigger unit and yes it is listed at nearly 2,000,000 more than the one under contract right now!

Marbella at Pelican Bay:
Unit 502 closed last December for $795,000.  Unit 802 closed for $820,000 last October. Next one available...#204 for $1,245,000 a $425,000 for a less desirable floor...bigger yes...not as great of a view.

Serendipity at Pelican Bay:
One sold January 2nd for $320,000...there's another one (a little smaller) currently available for $450,000...$130,000 more!

Still not convinced?

Oak Lake Sanctuary:
Sorry...nothing available.  Last unit available sold January 8th...(must've been some party)

Renaissance at Pelican Bay:
Sorry...nothing available.  Last unit available went under contract on January 23rd...

Hopefully there's enough examples here for you to get my point. 

Let's just assume from now on going forward:

• Unless you're reading or watching something specifically about Pelican Bay or Bay Colony that perhaps those other real estate related stories don't really count. 
• The most reputable resource regarding Pelican Bay or Bay Colony isn't CNN or MSNBC or FOX or even the Naples newspaper.
• The most reputable resource might be the real estate agents who are working that market everyday and who are talking to the Pelican Bay and Bay Colony seller's, buyers and the prospective clients who call and email requesting more information and talk about and in fact are writing offers and closing contracts for those properties.
• I don't lie about what I see, hear or report.  Neither is the agent who has had 8 showings on her 2 day old Bay Colony listing or the MLS statistics. 
• I'm too busy to entertain you with inaccurate information.
• I'm too busy to forward you outdated information.

By the way...some of my most intelligent buyers are getting it. 

I expect to write two more great offers tomorrow.