Naples Florida Real Estate

If you live in an area where the possibilities of devastating storms exist, you can't help but get a sick feeling in your stomach when media resources start chirping about the possibility of a "landfall" close by.

First because you worry about just the overall well being of you, your loved ones and your neighbors...then you worry about your "stuff" which of course can all be replaced for the most part and then for us REALTORS, you worry about your livelihood.  What can happen to the real estate we love to sell? 

There are some very curious events that have happened in my career since 2004.  First Charley hit up the coast from us.  That was a mean storm for Fort Myers, Sanibel, Port Charlotte and Punta Gorda.  It was quite catastrophic.  For Naples some people didn't have any power  and some landscape issues but damage overall was very minimal. 

Could that have something to do with the stringent building codes in Collier County many of which are tougher than state code?  

Could it be due to the fact that a great deal of our construction is newer and was built to the current code (at that time of construction) compared to surrounding towns in SW Florida?

2004 was an extremely busy year for me in real estate.  Of course it was during our big real estate boom.  There are two real estate related scenarios I remember well: 

• The first was regarding a contract I was in the middle of negotiating and let me tell you...it was a HOT deal!  Fortunately my buyer's agreed to go forward by signing the last signature needed to put a Pelican Bay home formally under contract just a day before the storm hit.  It was a trying time trying to deal with getting that signature through a fax machine as I had unplugged everything in my house due to possible flooding.  My office had done the same.  We got it done, the house was fine, we closed and those guys made over $100,000 on the flip.
• The second was with a lady who was planning on coming down to purchase.  She was so gung-ho about purchasing that when I told her the flight she was planning on catching was scheduled to land during the hurricane...she didn't even pause.  It took several phone calls for me to tell her to stay up there.  She just couldn't hardly be convinced.  It was the weirdest thing and ultimately another prime example as to how crazy buyers got during the heated times and what ultimately led to the price increases and that ever infamous "bubble"

Then Hurricane Wilma hit Marco Island (south of Naples proper).  That storm caused a little more drama but even Wilma (who hit us directly) once again caused more havoc in Miami than she did on our side of the state.  Does that have something to do with those building codes and quality of construction again??? I really don't know I'm just happy that it took us just a short period of time (within a couple of months) to clean up the tree branches etc. By the time our official selling season began...Naples, Florida was in GREAT shape. 

What we really didn't know for sure is that real estate "bubble" was just on the verge of popping when Wilma came to town and at least in my experience, looking back it really felt like Wilma was the one who popped our bubble.  Although there were some newspaper articles written about the start of a real estate slowdown, I think the strong majority of the public including us REALTORS were still selling and in denial.

Once Wilma hit, it got really quiet for me on the real estate side and then we slipped into the beginning of our "slowed real estate market". 

I liked to blame Wilma for most of our slowed sales for awhile but fears of Hurricanes subsided and we were still slow so it became quite apparent that although buyer's were alot more interested in hurricane protection than ever before and a lot more curious about flood zones etc. the ultimate objection to purchasing became price...and the "we're going to wait and see" game began.

2007 was slow and people still were "waiting and seeing".

2008 picked up and I recognized more sales than the year before and clues to a recovering real estate market were recognized.  Yaaaeee!

Then T.S. Fay decided to make an appearance.  Oh...now what??? Fear, Fear, Fear?  Oh...no, no, not really at all...at least so far.

Here's what I think is very interesting about buyer behavior with Fay.  According to The Weather Channel, Hurricane Fay became a T.S. on August 15th and hit Cuba.   Talk about hitting Florida was well underway. Hits on my Naples, Florida real estate website were down 16% compared to the day before and for whatever reason, Fridays are never big performing days on my Naples Florida real estate website. In fact, compared to the Friday before (August 8th) hits were actually up 4% than the week before?  Huh?  Don'tcha all know we're going to be hit by a hurricane?.. as Zach Fischer so boldly reports on a post he writes for Localism.

Ok so maybe people weren't paying attention that day.  What about the day after?  Hits up 2%.  What about the 17th?  Up 7%.  18th?  Up 11%.  On the day T.S Fay hits the mainland of Florida surly traffic is down on that day, right?  Nope.  Up a whopping 34%  Is that because all media attention is good media attention?  I seriously don't know but what is even more awesome is what people were searching for.  Many of the top pages have to do with Naples Beachfront properties, Naples Bay and other Naples waterfront properties. 

Is it because Naples, Florida buyers have grown numb to the drama the media tries to instill in us?  Don't get me wrong here.  It is through the grace of God that Naples was spared once again and there are many other places not faring so well....my prayers are certainly with them.

Although Fay did perhaps stall or maybe even took away some of our opportunities to sell, we may have lucked out again. A client from oversees has postponed his trip til next month due to the storm and nobody really knows for sure the impact Fay will have on Florida's economy but I do greatly appreciate the people who have called within the last few days expressing interest in Naples, Florida real estate.  I'm happy to know I'll be seeing them soon and I'm looking forward to helping them purchase their Naples, Florida property!

If you're trying to sell you Naples, Florida property, price and exposure are still the two most important factors.  Make sure your property is in a price range that will cause it to sell and that it is being exposed properly both on the Internet and locally.  You can't buy what you don't know exists and you won't pay more for something than it's worth. 

For more information about Naples real estate, feel free to contact me direct!

Best Regards,

Shannon Lefevre, PA

Your Naples Smart Girl!

There's no doubt about it, most people would choose one of the beachfront Bay Colony high-rises if given a choice but, if you really don't want to shell out the $3,000,000 plus for a beachfront condo with a view...then your next best options are:

• Salerno at Bay Colony
• Toscana at Bay Colony
• Marquesa at Bay Colony

Here's are a few points as to why you should consider one of these three buildings if you were originally thinking Bay Colony Beachfront but have decided against spending the few extra bucks it takes to get in:

• Terrific view of the Gulf of Mexico, Clam Pass and sparkling city lights for evening accent compared to just a black background when you're positioned directly on the Gulf (not much boat traffic at night)
• Pricing in Toscana Salerno and Marquesa begin at $1,230,000 compared to over $2,000,000 for a beachfront condo.
• The pools at Toscana, Salerno and Marquesa have more of a southern exposure compared to the beachfront condo pools which all face west providing more sunlight during the morning hours.
• Membership to the fabulous amenities of Bay Colony including the Bay Colony Beach Club are still enjoyed by residents in these buildings.

Salerno, Toscana and Marquesa are all doing quite well market wise too despite other areas that have experienced slowing sales! 

Toscana at Bay Colony: 

• Active:            2           $1,450,000 - $1,680,000
• Pending:          0
• Closed in '08    4           $1,525,000 - $1,950,000

Salerno at Bay Colony:

• Active:            3             $1,595,000 - $2,295,000
• Pending:         0            
  
• Closed in '08   2             $1,700,000 - $2,125,000

Marquesa at Bay Colony: 

• Active:            1            $1,230,000
• Pending           0
• Closed in '08    1            $1,540,000

For more information regarding Toscana, Salerno or Marquesa, contact me direct!

Best Regards,

Shannon Lefevre, PA

Your Naples Smart Girl!

NaplesSmartGirl.com is now LIVE!  This is the domain name I chose to set up my new Active Rain outside blog.   The whole process was easy and took just a tiny bit of effort.  In fact, if it hadn't been for my loser wireless Internet connection (since I am "vacationing" in the sticks right now) it took me awhile but had I been on real speed, it probably would've only taken a few minutes to set it up.

I'm excited about my new blog and thrilled that I have yet another tool to help me expose my market, listings and services.  The great folks at Active Rain have done a magnificent job providing all sorts of ways to make me more productive and there's just no doubt about it, I have definitely benefited from them.  So once again Active Rain Geniuses, I THANK YOU!

Who knew that I could start a blog and have 160 posts on that blog by the end of the same day!

Rock & Roll!

Thanks again Active Rain!

Shannon Lefevre, PA

Your Naples Smart Girl!

Port Royal Naples, Florida is known as the most exclusive neighborhood in all of Naples.  Situated south of Olde Naples and Aqualane Shores, you’ll find some of the most exquisite estates in Southwest Florida.

So how does the best of the best fare during a tough market?  Although some people would like to believe Port Royal is “recession proof”, I couldn’t be so bold to agree.  In fact, some great news about Port Royal is the fact that some prices have come down and some Port Royal home owners have in fact negotiated a tad bit more than maybe they would’ve back in 2005-2006.

Here’s a brief synopsis of the current Port Royal Naples, Florida real estate market:

Active Listings:  44

List Prices:  $2,995,000 - $25,900,000

Pending:  3

List Prices:  $3,800,000 - $10,750,000

Closed (2008) 17

List Prices:  $2,800,000 - $10,750,000

Here’s some Port Royal statistical information over the last 4 years:

The source of this real property information is the copyrighted and proprietary database compilation of SunshineMLS, LLC.

Copyright 2002-2008 SunshineMLS, LLC. All rights reserved. The accuracy of this information including, but not limited to,

any information about the size or area of lots, structures, or living space, such as room dimensions, square footage calculations,

or acreage, is not warranted or guaranteed. This information should be independently verified if any person

intends to engage in a transaction based upon it.

If you’re thinking about purchasing in Port Royal you should know there is quite a bit for you to see but unfortunately, not all of them are offered through the IDX system.  As a matter of fact.  There are 44 Port Royal listings and only 27 of them are offered through IDX.  

What does that mean specifically?  When Port Royal home owners list their properties, many of them either don’t know their agent will not offer IDX availability or don’t want them to offer IDX availability which is the opportunity for other real estate agents and companies the ability to cooperatively market their listings.  This of course limits exposure and the possibility for Port Royal buyers to see everything available without contacting a real estate agent direct.  It used to be a tool some agents would use in an attempt to keep a corner on the market although that concept is quickly proving unsuccessful especially since over 80% of all buyers are beginning their search on the net.  You can’t buy what you don’t know is for sale...right?

You are welcome to view the 27 listings currently offered through IDX and if you would like a list of the properties not offered through IDX, I am happy to email you the full list of properties available in Port Royal.

See the 27 listing currently available in Port Royal

Get the full list of Port Royal homes for sale

Another special note:  Just because you purchase property in Port Royal does not necessarily mean you will have rights to the Port Royal Club.  If this is important to you, you’ll want to make sure the property you are purchasing has Port Royal Club membership availability. 

If you’re thinking about selling your Port Royal property you want to make sure your listing is getting the most exposure possible.  77% of the properties I sold this year were negotiated before the buyer ever physically saw the home or condo they were purchasing.  This was accomplished in large part due to a majority of the identification of the property occurring online with the assistance of my Naples Florida real estate website and my ability to send pictures, video and additional information which made it easy for my clients to write acceptable offers.  Open houses are still important as is the quality of the agent/company network but these proven ways of selling Port Royal are quickly taking a back seat to the power of the Internet.  

For more information regarding Port Royal, please contact me direct!

Best Regards,

Shannon Lefevre, P.A.

Your Naples Smart Girl!

Aqualane Shores Naples Florida is located at the southern end of Naples proper strategically between the areas of Port Royal and Old Naples.  Aqualane Shores was one of the first areas to be developed and launched the first dredging and fill operation starting in 1949, the same year Naples became an official city.  Some of the most fabulous Naples waterfront homes and estates located on deep water canals leading to Naples Bay can be found in Aqualane Shores. 

Because Aqualane is located within a short distance from the fabulous Naples Florida sugary sand beaches, the Naples Pier, Third Street shopping district and the world renowned Fifth Avenue, prices have always remained somewhat out of reach for the masses.  There was a time not too long ago that you couldn't even tip toe into the neighborhood without at least 2 million in your pocket and at those prices you didn't expect more than a glorified tear down.

Here's a recap of the Aqualane Shores average sold price trends over the past 4 years:

Although there are certain economic factors that will aid in the protection of a real estate collapse in Aqualane Shores, I have noticed prices coming down slightly.  Let's take a look at the Aqualane Shores market as a whole.

Here's an Aqualane Shores Market Snapshot:

• Active Listings:       26     $1,695,000 to $6,895,000
• Pending Listings:    0        Eaaak!
• Closed Sales 2008  27      $1,500,000 to $7,200,000

How good or bad is it?  Well, I must admit...it's been quite awhile since I've seen any interest in the area.  Although I saw some good interest earlier this year.  This absence of activity is no reason to panic.  Aqualane Shores is more of a high season neighborhood.  In fact, over the last two years only 2 properties in Aqualane went under contract in June, 0 in July, 1 in August and 0 in September.  So the fact there are no pending properties in Aqualane right now actually makes sense!

What does that mean for you? 

If you're considering the possibility of making a purchase in Aqualane,it would seem to me that maybe now is your best chance for good negotiating.  It's almost always easier to negotiate when nobody is banging the door down to buy than when the slew of season traffic (or hopes for a busy season) starts buzzing around.  I've heard many sellers comment about the fact that they don't know when the next buyer's coming so maybe they should put their best foot forward now.  Keep in mind this is only if you start negotiations with a serious offer.  Unless someone has given you "super secret" information, coming in with an offer at half the list price or a number equally insulting is probably only going to waste your time.

If you're thinking about selling your property in Aqualane price it right.  If I were you, I probably wouldn't put it on the market until later this year because chances are the listing is going to do nothing but collect some dust between now and October.  Not that your property can't sell between now and then...if you can wait...then fine. If you're in a hurry, let's hop on it but be prepared to be aggressive after the few who are thinking Aqualane Shores right now! 

For more information regarding the Aqualane Shores area or any other Naples Florida real estate questions, feel free to give me a shout.  I'm happy to assist!

Best Regards,

Your Naples Smart Girl!

Salerno at Bay Colony is one of four high rise buildings in Bay Colony Naples Florida located just a couple blocks away from the fabulous Bay Colony Beach Club and our world class Naples Florida beaches.

Currently there are 3 units available in Salerno at Bay Colony ranging in price from $1,595,000 to $2,295,000. One unit is currently under contract (the one I am selling to some awesome people from Canada) and one unit sold earlier this year to some people from Ohio for $2,025,000.

For whatever reason, I have noticed quite a bit of web traffic for Bay Colony which is somewhat unusual for this time of year. Past experience has proven a majority of Bay Colony buyers I work with typically look and purchase during the prime season months (January through April). It could be because people are hoping to find a better Bay Colony deal during the off season months or perhaps people are starting to gear up for the cooler months up north.

After attending a re-inspection in Salerno at Bay Colony , I took a few minutes to take a quick video of the amenities so other could see what a magnificent building it is. Now, it's not the most fabulous video you've ever seen but it will give you a great idea of the beautiful character of Salerno and it should be able to help you figure out if Salerno at Bay Colony might be an option for you.  See the Salerno at Bay Colony video!

For any questions regarding Salerno at Bay Colony or if I can assist you in any way, please don't hesitate to contact me.

Best Regards,

Your Naples Smart Girl.