Naples Florida Real Estate

How many of us are tired of the media telling the consumer how bad real estate is?  I'd venture to guess there's more than two of us who feel this way.  Of course the flip side of the problem is the real estate professional driven statements like, "Buy Now?  Absolutely"!  A headline I just came across in Florida Realtor Magazine.

Blanket banter like this is only making us look like we don't know what we're talking about especially when we're countering the "real estate is bad bad bad" banter we all have the luxury of hearing from our media.  Some blame the real estate industry for this bubble and when I hear blanket tag lines like the ones I'm getting ready to discuss, I can't really blame them.

How can we fix it?  Obviously sources like our magazines and real estate entities on a national level cannot realistically break down each market and say, "this is a great place to buy" or "a bad place to buy" or "now is the time" or "wait awhile" but we can effectively communicate this on our level.

Folks, it's up to us. Not our papers or our local news teams.  We are the ones in the trenches who watch our specific markets and areas everyday.  My Naples, Florida real estate market as a whole is a mix match convolueded combination of "buy now" or "wait" type of area.  So it's up to me and my colleagues to effectively report what neighborhoods are "buy now" or "hold" type of locations.    In fact we have some areas that are directly on the fence and I wouldn't comfortably say "buy now" or "hold" and feel 100% great about that advice.

If you're considering touting messages like, "buy now because interest rates are low"...do you believe this is really the time to buy and does that give your buyers the impression that any place in your area is the place to purchase?  Interest rates being low is a benefit...absolutely but making the statement buy now because of interest rates does not discount the fact that there are some areas not performing as well as others.

I feel like long-tail marketing messages are better received right now to increase credibility.  What is long-tail marketing?  Explaining your message specifically will get you a lot further than just those quick blanket statements.

Here's another example as to why intelligent buyers aren't buying our current pitches.  In the article I read, it was stated (in so many words) buy now because interest rates are low and if you wait they could go up a whole point and for example on a $200,000 loan that could be an additional $131 per month and $47,340 over the life of the loan.  They didn't say they were referring to a 30 year note and didn't include the fact that the percentage of people keeping their properties that long are not very high. How many people are keeping their homes for 30 years? 

Ok, so this is Florida...how many people are keeping their second, third, fourth and fifth homes that long?  I'd love to know that exact number. I think the last statistic I saw was 7 years is the average amount of time people keep their home.  If you could correct me with updated information, that would be awesome!  Anyway if 7 years is the magic number then the buyer's might save $11,004 dollars if they pull their trigger now. 

For me in my market, our season is almost over...which may lead into what we might coin a nervous seller season since they may feel like they missed their best chance to sell.  In essence...buyers might be able to negotiate more than $11,000 off the price if they wait a little.  Make sense?

Here's another tactic I've seen alot:  PRICES ARE LOWER THAN THEY'VE EVER BEEN! So what!  Does that mean they're not going to drop anymore?  I guess it's possible but really a loose term that's hardly a punch for people who have the ability to look further into the deal. 

Id rather talk about areas that are holding their values.  That feels like a much more sound investment than something that fluctuates greatly in value.  Especially when you're dealing with someone who wants to purchae for enjoyment instead of hard core investment.  Nobody wants to be the moron who paid way too much in any given scenario...but even fewer want to pull the trigger after they've seen proof of a super deflating market without any sign of recovery either. Of course if you hit it right, you could be the master of the universe but if you don't...think how stupid you would feel rolling the dice on such a risk.  An important note to make here...is that sometimes your gut tells you things you should consider.  If you have a funny feeling that an area is about to pop...talk to your agent and get their thoughts on it.  Maybe it really is time and you could be the last one in low before the proverbial bounce! :)

So with that said, here's an example of my market and what I would report if someone were reading :)

Sellers Sell!!!:

Condos in Bay Colony are HOT HOT HOT!  Little inventory and several buyers!

Sellers Hold!!!

Pine Ridge Naples, Florida...inventories are huge and literally no movement is taking place right now!

Buyer's Buy!

Naples Luxury beachfront high-rise  Activity is high...inventories are low!  Don't delay!

Buyer's Hold!

Pine Ride Naples, Florida...over 9 years of inventory and currently no stand out deal as far as what I could tell.

Did I not report about a neighborhood you want to know about?  Give me a shout and I'll give you my Smart Girl thoughts. 

For those of you who are familiar with the Naples, Florida subdivisions: Pine Ridge and Royal Harbor, I'm sure you must think I'm crazy to even be trying to tie the two areas together.  These two subdivisions hardly have anything in common.  Royal Harbor is located on the eastern side of Naples Bay in the southern portion of Collier County...very close to Old Naples I might add and best known for featuring many Pine Ridge Lots are available, well, just click on the links!

Look Ma, No Hands, A phrase deemed appropriate for those riding a bike for the first time with their hands off the handle bars.  Not a phrase deemed appropriate for professionally selling luxury real estate in Naples, Florida. 

I came from a surrounding where initially it was ok to dream...but evolved into an atmosphere where it was wiser to keep your feet closer to the ground.

What I mean by that specifically is when we get older, reality and the pressures of life takes prescience.  Sure, Shan, you may master real estate in Granbury, Texas in an uncanny way at record pace...but don't be so sure that you can compete in a "real" market such as Naples, Florida...as warned by a real estate company who refused three times to hire me when I first came to town.

I can see Julia Roberts starring in the movie "Pretty Woman" as she said those very words teetering on the side of a balcony of a hotel trying to get a rise out of Richard Gere.

Can I sell luxury real estate properties in Naples, Florida without any "hands"...yet?  No.  Will I ever be able to do that?  Maybe...is that what it's all about???  No.

What is it all about?  The fact that I was grossly underestimated when I came to town.  I obviously didn't fit the luxury Naples, Florida real estate agent profile.  Why?  I don't know...did I have too much of a southern twang coming from Texas?  Have too much faith in the "system"...not have the pre-required book of business???? All of the above?  

Did those people underestimate my will to succeed, my ability to adapt, my desire to excel?  Does it matter today? No.

When I did my first big deal did those nay-sayers take note?  Did they see that I accomplished?  Did they question their decision?  Who cares!

When I did it again...did they think it was a fluke...did they question my ability again did they even see my sales register? 

When their agents started talking about me and how I might know what I'm talking about and how I started showing their properties more and more and thought it might be important to include me on their important updates....did they waiver?

For the record, I'm here...I'm getting stronger. I'm getting smarter.   I'm getting better.  I didn't come here to back off or sell something that I didn't come here to sell.  I came here to compete.  I'm silent in your world...today...your world is newspaper print and word of mouth.  Your world is old school and proven...your world is current book of business....current contacts.  My world is tech and tomorrow and people who don't quite know what our world has to offer....but they're learning about us....I can reach them better than you can...I've proven it so far...and you don't stand a chance because it is my personality that you brushed off that attracts our next Naples prospect.

For those of you who have been scared to venture into other markets...go get what you want.  Don't let others tell you who you are or what you're capable of.  Go get what you want...go get what is rightfully yours. 

What I want is who's next in Naples, Florida Luxury real estate.

What in the heck is "Shantastic"?  A property I deem exceptional above all others and let me tell you, I must be one of the most pickiest of all people.  Why?  I've seen it, I've been there, I've done that...what most consider cool or unusual is typical for me...well in many cases something I've seen...grown accustomed to...neat...but....I'm here to tell you, it TAKES ALOT TO EARN THE "SHANTASTIC" designation. 

What does the designation intail specifically...it could be a number of things.  It could be location or choice of materials...furniture or interior design selections...floor plans....sometimes price if it really is that killer of a deal.

I'm in a wide arrangement of homes and condos.  I can spot super cool and unusual stuff quickly and precisely...why?  I gage the responses of my buyers and sellers and I....if I might say so myself...have a keen eye of up and coming trends and hot points that cause a comotion.  So much that when I did my own addition and remodel that some designers I know and building suppliers said...uhm you really want to do that....yep.  For those of you who know me best...know, I don't bet unless I know I'm a winner...takes all the fun out of Las Vegas for sure.  

With all that said you must know now that I can't always blog about the best hottest stuff because if I have a current buyer on point...mums the word.

Take today as an example.  I had a marathon showing.  I showed a hefty number of homes and condos to a very witty and intelligent couple.  (I can feel Mike Ferry cringe now as he thinks to himself....Shannon, didn't I teach you anything???)  Yeah I know Mike, keep the showings short and precise...hey, they know which one they want....they're a hybrid...it's cool.

I will say now.  I can't describe or disclose their favorite property...for all of the appropriate reasons but I can tell you about the one that didn't quite fit their personal needs that in fact does get the Shantastic designation.

It's located in Pelican Bay and is ABSOLUTELY (please read this with a really high note) AAAAWWWESSSOOOOMMMMEEEE!

What's so great about it...first and foremost the view is absolutely one of the best provided you don't require having a location right on the sand and you like the view of The Strand at Bay Colony.  For those of you who understand what I'm talking about, it might be the best view of The Strand at Bay Colony that exists...along with great views of the Gulf of Mexico, the beautiful berm of Pelican Bay etc.  For those of you who don't know, The Strand at Bay Colony is a tiny grouping of estate homes located on the beach in Bay Colony that surmount exceptional in archetectual eye candy.

What else deems this property "Shantastic" is the floor plan, decor, and the "Shanominal" lanai featuring screened and open space complete with wide open "crows deck" and hot tub where you can literally kiss the sky.

Above all, this is an exceptional property worth taking note should you have enough bank in the account to afford it.  It will take over "6" to capture the attention of the seller but...I think it's well worth every penny.

Want to know more like...how do I see it?  How do I buy it??? One call does it all, give me a shout.  They don't call me Smart Girl for nothing.   

By the show of hands how many listing agents out there are hearing questions from buyers and other agents that sound like this:

1.  What's the lowest price your seller is willing to accept?
2.  Is there any flexibility on the price?
3.  How motivated are your sellers?

Ok, listing agents put your hands down...because unless you listed something a few minutes ago...I bet EVERYBODY has heard questioning of a similar nature provided you are in a competitive real estate market like we are here in Naples, Florida.

Now with another show of hands...how many of you respond by saying any or something similar to the following:

1.  I can't disclose that information.
2.  I don't know write an offer.
3.  Full price should get you the deal.

Folks, the laws are written to protect our customers...they're not written to prevent you from doing your job so quit using those responses as a crutch because this is what happens when buyers have choices:

I showed about 8 properties to some out of town clients over the past few days in Pelican Bay and Pelican Marsh.  At the end of the last showing they had determined there were two properties they "kinda" liked.  One has recently been remodeled, priced really well and owned by a couple of people one of which is also the real estate agent.  The other has been on the market...are you ready...440 days.  It started high, it's still high.  It hasn't been remodeled and I think it was kinda smelly but ultimately I think one of my buyers likes the floor plan better and was willing to do the updating should the dollars work out.  These buyers are intelligent.  They wanted to know the inside scoop on the two properties as they are not attached to either but want to see what they were really dealing with. 

My buyers requested me to find out what was going on with the seller's motivation on both properties.  I responded with this:  I'll ask.  You need to know we are either going to get a great response.  Something you can wrap your hands around or you are going to get no response and have nothing to work off of. My buyer who is also in another branch of our industry said, gee Shannon...why don't the agents just tell you what's going on....now you see the point of this post. 

Here's what I think.

Agents have gotten so good at not "being required to respond"...because it's the law...blah blah blah.  To bad they're not thinking far enough in advance to have a chat with their seller to let them know.  Hey, I'm going to be asked this question.  With your approval..(in writing) I can tell them whatever you want me to say but if we show some good cooperation and motivate them to give your property a shot, it just might be the very thing that gets us the contract you want. So Mr. Seller...based off what you told me your objective is this is what I think would be wise to say in lieu of "I can't disclose that information...ruff ruff...write an offer growllll urrrrrrr or quit wasting my time". 

So I dutifully called the two agents.  The first one I reached said just about this: "Ggggrrrr ruff ruff growlllll ggggrrr".  I said, I suspected that might be your answer and just what I needed to forward to my buyer.   See they had two they were looking at and they were having trouble deciding which one they wanted to take a shot at.  I have another call to make, thanks. Click.

Next call I said,  Hey just wanted you to know we took a second look through your place today.  What do you think will work on the price.  He replied, Hey, I'm more motivated than my partner but I suspect if the offer looked something like (an exact number less than the asking price) then we can probably get it to fly.  I don't think he'll let anything lower than that go though so I hope that helps...do you have any other questions?  Nope, cool well I hope you sell mine and if there's anything I can do don't hesitate to call me.

Gee...this is a hard puzzle to solve. Who do you think is getting the deal and why do you think that other one has been on the market for 440 days? 

By the way, I called the buyer and told him what I learned.  He responded with a, hey you said that might happen, how funny....now don't I look like the credible one! 

Here's the thing.  We know people are going to ask about the price right now.  They're going to ask about the price until it gets crazy stupid and it becomes a seller's market again.  Then, buyer's will stop asking what the bottom dollar is.  If we just take the extra steps...then you won't be in legal trouble by answering the forbidden question AND you'll be providing the exact service your sellers are hoping you're providing.  Oh yeah, you might even make a few Realtor friends by working cooperatively with others and get your listings to sell faster because your colleagues want to do business with you.  See...everyone wins!

Spend a few minutes in the real estate industry and your bound to hear something you think might cause your heart to stop.  Especially today!

• I'm not closing...
• Fix everything or I'm walking...
• I'm taking your client's earnest money and putting the property back on the market...

But if you spend a few more minutes in the industry, you learn that sometimes those statements are true and sometimes they're not but more importantly...the chips will land where they will. 

So how do you balance the pressure of a real estate induced heart attack and still be effective? 

1.  Get to the heart of the problem.  When a client called three days before closing and said, "I'm not closing...the lender lied to me".  I said, "ok...tell me what happened".  He gave a brief synopsis, I called the lender, had a five minute conversation and the matter got resolved....he closed three days later and he still owns a fabulous condo in Pelican Bay because of it.  Had this been my first big deal...who knows...I could still be lying on the floor gasping for air...or worse...maybe I'd be dead. 

In so many cases these what seem to be big outbursts and serious threats are a mere emotional byproduct of something that sometimes is really not that big of a deal and are easy to resolve as long as you're still conscious.

2.  Don't get emotional.  Remember, we're supposed to be the people that keep the transaction at arms length.  Sometimes that can be hard to do if one party is being difficult or seemingly "off" in character.   Regardless of the circumstance agents who can keep their balance when the transaction appears to be crumbling can be the very foundation to keep the deal together. It's important to keep it together so you can perform the duties that best assist your client. Sometimes this means you need to think things through before offering a response.  In many cases it might mean making sure you're not fueling a fire that could go out of control.  Stability will help and if you're not forcing air into the fire...there's a chance it might put itself out.

3.  Stay the course.  Now this is a tricky one because the course is ultimately determined by your client...not you. If the objective is to close the deal...cool.  Sometimes the objective changes (as most of us know)....and without going into a bunch of legal advice which is not what we're allowed by law to do, a simple rule I always keep in mind is the fact that the client is the boss.  After determining for sure what your client wants to do, it's up to us to perform despite how we may feel ourselves. 

One thing is for sure.  We can't ultimately control what goes onand trying to will lead to a great deal of undesirable results.  It is not our job to control people or contracts.  Our job is to perform duties and when we take ourselves out of the equation and look at our client's best interest the rest becomes....well...a little easier on our health.

Nobody prepared me when I stumbled upon Naples, Florida just over six years ago.  My husband, Jerry and I just happened to be vacationing at Fort Myers Beach in January of 2002 when we aimlessly took a drive to Naples to see what it was all about. 

We, like many unsuspecting tourists took Tamiami Trail South all the way down until we got to 5th Avenue through Old Naples:

From there we took a left and continued our track to Port Royal:

(This is one of the first houses I ever photographed in Port Royal.  I took the picture with my camera hanging out the window and just clicked aimlessly because there were cars behind us and Jerry didn't feel comfortable going too slow.  I have since retaken the picture.  This home is one of my favorites in Port Royal.) 

That was the end for me...or maybe the beginning.  We had traveled probably about half way down Gordon Drive when I turned to Jerry and said, you know...it's really pretty here.  Jerry was driving and didn't have the luxury of being able to take it ALL IN as I, but he agreed. A few minutes later I turned to him again and said, I will realllllllly miss you if you don't move down here with me. He laughed as it did sound funny coming out of my mouth.  Smart enough to not force the issue at that time I had already secretly made my decision to move to Naples....it really was that easy...scary...certain...and exciting. 

When we went back to Texas (home) a few nights later he was still pulling suitcases out of the car when he witnessed me pulling one of my real estate signs out and attempting to plant it in the rock infested front yard.  We lived on Lake Granbury on the side of a rocky cliff and yard sign insertion was not as easy as one might think. 

I think that's when he realized my funny comment made on Gordon Drive was really all business.  I remember him saying...ok...calm down.  There are a few things I need to do to the house before you put it on the market.

He completed his list of stuff to do, we put the house on the market at a time that seemed like an impossible endeavor as 9/11 had occurred the September before and people weren't banging down the doors to purchase Granbury Lake houses at that time...not in our location...not at our price. 

That's when one has to wonder if there was a bigger force.  We sold our house...in our location...at our price against every conceivable odd there was in a record time-frame I might add.  Meant to be?  Apparently.

Am I happy I made the move?  Yes.  I have a special affinity for Naples.  Not because I sell it and it's my job to talk up my town.  I LOVE NAPLES.  I feel like Naples is a sister.  She's too young to be a mother and to close to be a friend.  I've said it countless times before.  She has flaws and she has magnificent attributes and she is sneaky at times.  She doesn't capture the soul of every person who comes across her way but she whole heartedly captures the souls of some people who come her way...and I believe those are forever at her mercy and she's good to them for it....you take care of her...she takes care of you.

If there was ever a time to select a magnificent Naples, Florida property...now might be the time to do it.  Not because prices are rock bottom or because "now is the time to buy" which is (in my opinion the most overused and least believed term in real estate)...but I believe now is the time to check out the inventory because now more so than any other time in my seven year Naples, Florida real estate memory have there been SO MANY INCREDIBLY AWESOME PROPERTIES to choose from. 

I feel it's important to preface, I'm not talking about the really pretty Naples houses and Naples condos you've grown accustomed to seeing if you're familiar with my market.  I'm talking about the kind of properties that will absolutely leave you breathless. 

I've been previewing and showing pretty much solid for the last few weeks.  I've also been keeping my eye on the market almost as often as I did during our crazy days back in '04 and '05 because I have buyers who want specific product that simply isn't available right now. 

Just this evening I noticed a new listing that hit the market in the Strand at Bay Colony...one of the most exceptional locations in all of Naples.  Currently there are three for sale there which is unusual but more importantly the FINEST OF THEM ALL just went on the market today.  I had the luxury of dining there during the Naples Winter Wine Festival a few years back and I simply can't tell you how phenomenal this property is.  Anybody who has walked by on the beach knows which one I'm talking about and anyone who's "anyone" knows how truly amazing this place is. 

This estate along with the other two fabulous listings located in The Strand are not properties designed for the weak at heart.  It will take a pretty penny to purchase one of those magnificent homes with prices beginning at a cool $14,990,000 and increasing from there but I think they're worth it.  The owners know they are too and will be the type of owner who will wait for the right person to step up to the plate.

Now before you get your hopes up in taking a drive by or perhaps scheduling a showing, be prepared.  There are two gates preventing you from doing a drive by and even the sweetest talking driver can't get through them.  Also, be prepared to show a little documentation proving you have the means to make the purchase.  There won't be a broker's tour and they won't open the door for just anyone.

If you find those choices to be a little out of your budget or perhaps estate homes are not your style, l'd love to introduce you to some of the luxury high rise condos I've been previewing as of late.  The Windsor  is considered THE building to be in on the beach at Bay Colony and there is every good reason for that.  There are currently three units available there starting at $5,699,000 and continue to increase in price to slightly over $10,500,000.  

I've only previewed two as the last is entirely out of my customer's desired price range but the two I saw are guaranteed to tickle your "I gotta have that" bone.  There's also a magnificent unit in Remington that cannot go without mention.  The decor there is absolutely awesome but when it comes right down to it, there's a unit in The Windsor that made my eyes water.  The decorating and lay out may be the absolute best I've ever seen....EVER.

Continuing to Park Shore there's a high rise condo at Le Rivage that I would give another highest rate of approval on.  Again the floor plan and decor here was above exceptional.  The location for those who prefer more of a city feel might choose this location over Bay Colony and between this one and the one in The Windsor, if it were my money well, I might have to buy both and try them out for awhile before finally deciding...they are that great.

I also had the opportunity to preview one of only two beachfront villas for sale in Park Shore.  Again a spectacular place offering something unique and special that the Park Shore beachfront high-rises can't do.  A private pool with view of the beach, soaring ceilings and ample square footage with a fabulous floor plan are just a few of the superb attributes this place has to offer.  A must see if nearly $4,000,000 is within your range.

Continuing South I could not complete my post without mentioning three more fabulous Old Naples homes I've either shown or previewed within the last couple of weeks.  Price ranges start at a "wiggle" over $2,000,000 and increase to a whisper under $6,000,000.  All of them are remarkable in their own outstanding ways.  The lowest priced one I firmly believe is the best deal in Old Naples and is an absolute knock out.  The character and appeal displayed throughout every inch of this home will please the most discriminating buyer and if that buyer is somehow attached to the most number driven counterpart, even they will find no reason to turn it down.  This home is a perfect match for both parties. 

My next favored property is located just over a stone's throw to the beach and within a tiny distance to 3rd Street where fine dining and shopping awaits.  It has been masterfully decorated and the home design must have been brilliantly selected for the lot overlooking a beautiful lake.  It will take a tiny bit more ranking in at almost $6,000,000 but again, the buyer who "wins" this one is winning something truly sweet.

My last notable property I've had the luxury of previewing is not on the market yet and I doubt it will be on long.  It's a brand new construction single family home on a fabulous over-sized lot with every custom feature included.  It's beautiful, unique and exquisite not super formal or casual but possesses the ability to swing either way.  The builder is one of the most highly regarded builders in all of Old Naples and there's no mystery as to why he holds such an outstanding reputation.  You can see just by touring the home that he loves what he does and what he creates loves him back.

This has been a remarkable time for me.  To see the magnitude of real estate I've seen has always been a dream of mine.

If you'd like to see what I see or if you'd like me to talk about your property the way I've described these, I'm happy to take your call.

"I need to make an appointment to preview your listing at ABC First Street please...." the dreaded words heard by any listing agent who is required to accompany all showings and who knows a preview in this market does not necessarily mean a site unseen offer.

"Previews" by my personal definition is when an agent physically looks at a property before clients come in or perhaps just because they want to know what they're talking about if someone should ask.  It's called hands-on intelligence.  Not everyone does them (as listing agents wipe their foreheads with relief) but if everyone did...my how smart we would all be. 

Some of the best agents in my office have a thorough mental inventory of everything in their markets because at one time or another, they've taken the opportunity to see what's available.  Mostly those previews are done through open houses but sometimes, especially when we have clients coming to town, they require a special appointment. 

That's typically no big deal when the properties are vacant and accessed by lockbox but much more cumbersome when owners are occupying the properties and require a listing office accompany.  There's nothing like starting what feels like a pretend fire drill for everyone...it feels kind of futile and a waste of time but is it?

Some agents in my market are VERY accommodating when it comes to previews.  During season, it's difficult and in some cases seemingly impossible to do them with time constraints and respect for the sellers but when you have a client coming to town (and time permits) I feel like I haven't done my job if I don't know what to set my buyers up for. 

Many of the buyers I work with give me a great working list of features and attributes they're after and even though our MLS system is thorough, the information at hand does not paint the full picture and the pictures and/or tours of the property are not the same as seeing the property in person.  DUH...that's why we still show today...right?

If you're a listing agent:  I know it can be a waste of time sometimes to allow previews but I think it's our job to keep the seller's best interest at heart even when our best interest is doing something else.  Try being accommodating.  I've spent a good part of the week previewing properties between $3,000,000 and $5,000,000 for a client coming in next week.  The agents I've had the opportunity to preview with have for the most part been absolutely fabulous with some going WAY OUT OF THEIR WAY to be accommodating. Others haven't been very accommodating at all. Hence...when I report to my buyer on Friday on what I saw and what I think, their listings will get a big n/a on their report card. Sorry...you did it. What's magical about the preview is it allows us to build a pitch about the property and at that time we have the opportunity to bond with the other agent and even the sellers in some cases.  It's funny how you find yourself wanting to sell something a little more because you like the people behind the property.  When that doesn't exist, the other properties are already starting behind the competition.

If you're a seller:  It might be a smart thing to ask your potential agent what their thought process is on previewing.  Will they accommodate another agent?  If not...could you see an increase in market time or perhaps a lower priced offer because of the reduced prospect base of agents and buyers who are attracted to your property?  Maybe.  I have a listing right now I am not able to see.  I have nothing to share with my customer and no motivation to show it because the guy was plain rude.  What's really sad is the fact that it's a vacant home and the seller has reduced the price of the property twice to attract an offer.  Well...you can't get an offer if people can't see it.

Another thing to consider is the fact that when buyers come to Naples, Florida, buying Naples, Florida real estate might be on their list of things to do but chances are that is not all they want to do while they are here.  Many of them want to hit the golf courses the beaches and relax.  I'm finding more buyers who are serious about purchasing really want to spend at most one day looking at property and typically a half day to do the actual showings.  That doesn't leave a lot of time for mistakes.  Showing properties that don't fit their needs eats that time quickly and if I don't play my cards right, they go home without meeting their objective and Shannon doesn't see a paycheck. That my friends is a lose/lose scenario and I suck at losing.

When it comes to Naples, Florida real estate and that old adage: You can go down but you can't go back up...well, it's wrong!  Our prices go down, our prices go up and we do everything in between!

Here are a few examples just off the MLS hotsheet today:

1.  Was $5,295,000 Now $4,850,000 a price reduction of $445,000 (WELL DONE).

2.  Was $2,995,000 on 2/13 Then $2,994,500 on 3/3 Now $2,994,000 (OH BROTHER) But you can't blame the listing agent.  He's been tracking his MLS stats and he knows he gets great exposure every time his listing shows up on the hot sheet!  Now it takes one click from there to see the listing history.  When I see a history like this I think, PLAYER!

3.  Was $2,590,000 now $2,595,000...well, it's been on the market since June of last year...maybe the market is heating up...or we're trying to cover expenses incurred for not pricing it right to begin with...I dunno?!?

4.  Here's one for $100 less today!!! It's now going for the low price of $1,299,900!!! Wooohhoooooooooo! Who wants to step up!

5.  Was $925,000 for almost a month...increased to $975,000 today...that should stir up a buyer!

6.  Was $88,500,000 now only $885,000...oops can you say typo or type-oooooh!

Ok, so that's enough silliness!  At the time of reporting there were 229 price changes documented today on our MLS.  Notice I said Price Change not Price Reduction because as you can see just because it changed, doesn't mean it went down.

What does this mean?  It means Naples, Florida prices are going up...I mean going down...I mean going up and down...wait...there's always tomorrow! 

It really means if you want to try to get your best price, contact a Realtor who has the intelligence to do some reconnaissance for you before submitting a super low offer which quite possibly has no hope of getting accepted.  Don't just submit, do your research or better yet, allow me to do it for you!

One more thing...if you have your eye on a property and you pull it up on a great Naples real estate website by price and then all of a sudden it's not there anymore.  It doesn't mean that it's gone.  It could mean it's listed at a different price and not necessarily a lower one. :)

Shannon Lefevre, Your Naples, Florida Smart Girl!