Naples Florida Real Estate

Admiralty Point is a fabulous Naples Beachfront condo that deserves a little recognition!  Although the buildings were built in 1976 and 1982, these condos have been magnificently maintained and updated!  Here's a peek at all of the work that's been accomplished during the last three years:

Common Area Projects

1.    Remodeled West Club House
a.    Remodeled kitchen, replaced appliances, installed new furnishings   
b.    Hurricane code compliant Glass Sliding doors and enclosures installed (withstand 140 MPH winds)
c.    Bath Rooms totally replaced
d.    New Fitness Equipment installed; will enable “Power of 10” fitness program

2.    East Club House HVAC units replaced with code qualified energy efficient units

3.    East and West Pool Areas

a.    Energy efficient Geothermal ground water heating system installed in each pool
b.    New barbecue Areas built adjacent to each pool
c.    New Tile installed around pools and lounging areas

4.     Har Tru Tennis court surfaces and fences replaced and perimeter court areas re-landscaped.

5.    Landscaping substantially updated with native plantings

6.    Manager’s office renovated

7.    Roads and parking area coated and parking spaces repainted


West Building Projects

1.    Entire Building painted and sealed in 2009

2.    New Elevators installed

3.    New Garage entries installed and garage painted

4.    New Electronic Card and FOB entry system

5.    Roof and flashing replaced as needed.


East Building Projects

1.    New 25- year code compliant Roof installed in 2009

2.    New 20- ton HVAC system for the Common Areas installed in 2009

3.    New code compliant Emergency Motor Generator installed

4.    Entrance Lobby renovated and redecorated

5.    All Lanais repaired and strengthened to meet current codes (2 year project)

6.    Entire Building painted and sealed in 2009   

7.    Windows
a.    Unit owner windows serviced and maintained
b.    All window jambs rebuilt and meet hurricane code
c.    New code compliant (150 MPH) common area windows installed (withstand 120 negative pressure)

8.    Building landscaping and sprinklers renovated
a. Fire Marshall informed Admiralty Point Manager that existing sprinkler system meets 2014 fire code

Currently there are 8 units in Admiralty Point available ranging from $525,000 to $1,499,000.  It might be worth checking it out if you haven't done so recently!  See Admiralty Point condos for sale, see other Moorings homes or Moorings condos for sale or contact me direct for more information!

Best Regards,

Audubon Country Club has always allowed you to get so much more house for your money there.  Most people with any real estate sense would presume that it must be the location.  Audubon Naples Florida is located in north Naples...and I do mean just about as far north as you can go on Tamiami Trail before you're in Bonita Springs and Lee County.  I've had a few buyers refuse to purchase there because they didn't feel like they were close to any of Naples most desirable shopping and dining districts and the grocery store isn't right in their backyard like one is in many other comparable Naples golf course communities but let me tell you what Audubon does have to offer.

First and most important, Audubon is located on the west side of Tamiami Trail making the proximity to Naples and Bonita Springs beaches very close.  Not necessarily walking distance close (unless you're pretty fit and up for a lengthy walk) but within a 5 minute drive to either beach. 

The other part about Audubon Country Club is there is some FABULOUS construction there.  Newer homes still exist along with recently remodeled and some product that's ready for a redo making there something for just about anybody whether that be the one who wants to bring the flip flops and toothbrush and hit the beach or those looking for a deal and handyman project. 

At one time you couldn't purchase a single family home for less than $1,300,000.  A home sold last year for just $425,000 back in February...but it appears that's when the market bounced because 7 more properties have closed since for considerably more. 

The good news is you can still buy outstanding properties there for a song (by Naples golf course community standards)!  The lowest priced listing now is just under $600,000. Not bad!

For more information regarding Audubon Country Club or to see listings in Audubon Country Club, contact me direct!

Best Regards,

At the request of a new customer today, I have just created and launched the Clermont at Pelican Marsh floor plan page on my Naples Florida real estate website. Of course you've been able to search all IDX Clermont at Pelican Marsh condos for sale, see pictures, learn about the Clermont at Pelican Marsh community and even evaluate best Pelican Marsh deals.  It's all part of my plan to make ShannonLefevre.com the easiest and most informative Naples Florida real estate website around.

Speaking of Clermont at Pelican Marsh, there are currently 9 listings available as we speak with a couple of serious opportunities.  Clermont's central location within the gates of Pelican Marsh make this a great value especially with the newly opened Mercato shopping and dining experience located just around the corner.

To see Clermont at Pelican Marsh listings or for more information about Clermont at Pelican Marsh, contact me direct!

PS~ If you have any ideas, suggestions or special requests regarding my website or blog, please feel free to contact me direct!

Best Regards,

Naples Cay is a beautiful Naples beachfront community located between Pelican Bay and Park Shore.  It's tiny compared to her two neighbors which makes it a quaint, quiet enclave of villa and high-rise product. I've just added the Naples Cay sales page to my Naples Florida real estate website.  From the Naples Cay sales page you can research Naples Cay closings as far back as January 1, 2009 to current! You can also see current listings, review property information and more.  I'll be including additional information about Naples Cay later this year.

This is part of my ongoing effort to make ShannonLefevre.com the most informative Naples Florida luxury real estate website available.   For more questions regarding Naples Cay or to see properties in Naples Cay, contact me direct!

Best Regards,

There were a total of 37 properties that closed in Bay Colony Naples Florida in 2009.  That's just over half of what closed in 2008! Bay Colony like the rest of the Naples beachfront communities felt a little impact due to the economic downturn most likely from the dip in the stock market back in September 2008 among other factors. 

Bay Colony was considered one of Naples shining stars when it came to real estate activity but sales traffic decreased considerably while we found inventories on the rise for the first time in years in 2009.  

It's not just the economic downturn that kept buyers away.  Feedback I received while showing and discussing options with buyers this year resulted in a small handful of rejections for Bay Colony.  Most prevalent were the fees Bay Colony fees.  Bay Colony lives like a country club. When you add in the Bay Colony beach club, Bay Colony tennis club and other amenities Bay Colony has to offer, you know all that has to come with a price but the price is just something some buyers weren't willing to pay this past year. It's always been a topic of discussion but I haven't actually see it prevent buyers from buying as often as I did in 2009.  It's all part of that, "we're trying to pay closer attention to our money" movement going on right now.

Another drawback I heard about was that Bay Colony is starting to show her age.  The grounds, beaches and amenities are still fabulous but the units and common areas in many of the buildings and some of the single family properties available are REALLY starting to show their age. Hey, aging gracefully isn't just for the ladies as we all know.  Contessa at Bay Colony has already had a fabulous face lift and there are some other building that have made improvements and talks are in the works with some of the other ones but....that didn't stop some people from choosing other locations this year due to the perceived maintenance and construction issues down the road.

The other behavior I saw from buyers this year was that pricing in Bay Colony was too high. They expected buyers to either come way off their price during negotiations or they just simply went elsewhere. In some cases low offers were made, buyers split only to come back later and find either their selections had sold or sellers were still not as flexible as they'd hoped. 

Here's a run down of each Bay Colony community now:

Overall there are a total of 55 Bay Colony Listings.  That's just over 14 months supply...not too terribly bad but not typical for Bay Colony either.

Bay Colony Shores:
5 Active
1 Pending
6 Closed in 2009
Bay Colony Shores had an excellent year and although this location was sluggish in 2008, she recovered nicely in 2009.  Bay Colony Shores is STABLE.

Biltmore at Bay Colony:
4 Active
1 Closed in 2009
Biltmore at Bay Colony has some challenges!

Brighton at Bay Colony:
4 Active
2 Closed in 2009
There's a nice opportunity in Brighton at Bay Colony!

Carlysle at Bay Colony:
4 Active
2 Closed in 2009
Carlysle at Bay Colony has some challenges and there is some opportunity here as well.

Contessa at Bay Colony:
3 Active
5 Closed in 2009
Contessa did GREAT in 2009 and has some beautifully remodeled units available!

Mansion La Palma at Bay Colony:
1 Active
1 Closed in 2009
Mansion La Palma is a STABLE community.

Marquesa at Bay Colony:
3 Active
1 Closed in 2009
Marquesa at Bay Colony is a little uneven but there is a terrific valued property available right now!

Remington at Bay Colony:
5 Active
1 Closed in 2009 and a beach cabana :)
Remington at Bay Colony has an oversupply of inventory right now.

Salerno at Bay Colony:
5 Active
2 Closed in 2009
Salerno has an oversupply of inventory right now.

Strand at Bay Colony:
1 Active
3 Closed in 2009
Strand at Bay Colony did exceptionally well in 2009.

Toscana at Bay Colony:
2 Active
5 Closed in 2009
Toscana at Bay Colony did very well in 2009

Trieste at Bay Colony:
11 Active
3 Closed in 2009
Trieste has an oversupply of inventory right now...still.

Villa La Palma at Bay Colony:
0 Available
2 Closed in 2009
Villa La Palma at Bay Colony did well in 2009

Vizcaya at Bay Colony:
5 Active
1 Pending
1 Closed
Vizcaya at Bay Colony has a an over supply of inventory right now.

Windsor at Bay Colony:
2 Active
1 Closed
Not much to say about the market here in a broadcast but you can call me direct for details. :)

If I were going to list my Bay Colony property right now I would start by calling me.  Call me if you want to sell your Bay Colony property and I'll give you a few very compelling reasons why.

If I were considering purchasing in Bay Colony right now, I would call me.  Call me and I'll give you a couple of compelling reasons why you want me to assist you with negotiating your Bay Colony purchase.

Best Regards,

I'm not quite sure what was in the air this time last year regarding the typical prospect for Pelican Bay but it was just plain weird!  I suspect it had a great deal to do with the stock market blues that occurred September 2008 paired with the typical, "I want to buy when Pelican Bay bottoms out" mentality. The mixture of the two occurrences made for an interesting few months for sure. 

We saw a handful of single family homes dip under 1 million again, a super glut of condos that sat without offers and a few low-rise condos sell for under $300,000!  It wasn't too terribly long ago when you couldn't tip toe into Pelican Bay without $500,000 in your pocket and at that price you weren't going to get much...maybe a horribly outdated condo hugging Tamiami Trail...but that was about it.  That's probably why some sellers stuck their nose up at low offers which by what I heard and saw was prevalent.  Some listing agents fumed to the point of near hostility at some of the offers I presented only to gulp hard 6-8 months later when I was back with inquiries on the same properties that still hadn't sold...sigh.  Other sellers took less than they'd hoped to get deals done and some agents worked their tails off to insure closings.  All in all, it was a pretty rough year for Pelican Bay.

Rumor has it there will be more foreclosures and short sales appearing in locations like Pelican Bay this year.  There are 3 Pelican Bay properties being advertised as possible short sales now although only one of them looks like the deal you would hope to find...in fact...it is a REALLY good deal! If you're interested in learning more about it, shoot me an email or give me a call!  There are currently zero foreclosures.

Talking about good deals in Pelican Bay...a single family home closed for $775,000 today! HOLY COW! It had been put on the market for a whopping $1,499,000 just over a 2 years ago and was listed for just under $1,000,000 when they negotiated that price! So, yes Virginia, there is a Santa Clause you can still cut a nice deal in Pelican Bay.

Here's a breakdown of the current Pelican Bay Real Estate Market:

Pelican Bay Homes (Single Family):
31 Active
6 Pending
24 Closed last year 
That's about a 15 month supply...not bad but there is a slight oversupply of inventory!

Pelican Bay Villas
32 Active
6 Pending
34 Closed last year
Villas over all other product still are the hottest ticket in Pelican Bay! This market is STABLE.

Pelican Bay Condos (Low-Rise)
97 Active
9 Pending
78 Closed last year
There's just under a 15 month supply...same oversupply as single family!

Pelican Bay Condos (Mid-Rise)
17 Active
4 Pending
11 Closed last year
Eh...18 month supply :(

Pelican Bay Condos (High-Rise)
175 Active
6 Pending
81 Closed last year

OMG Nearly 26 month supply of inventory...there might be some opportunity here!

Currently there are 352 Pelican Bay listings. That's just over 18 months of inventory.  It's going to be important for Pelican Bay property owners who want to sell this season to play it smart! You'll want to watch pricing closely and you'll want to take a peek around your property.  People aren't snatching up tired for premium pricing anymore and for those of you who were smart enough to remodel or have product in excellent condition, crazy pricing isn't probably going to attract that cash/close tomorrow buyer either.

If I were listing my Pelican Bay home to sell right now, I'd be making sure all systems were in great working condition, everything was in beautiful aesthetic condition, my property was priced at an "oh crap if we don't buy it today somebody else will" level and I'd be hosting open houses every weekend. Now I know some people don't think open houses work but they definitely do in Pelican Bay.

For more information regarding Pelican Bay, visit my website or contact me direct!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

I made a beautiful mistake as a college kid by enrolling in a consumer behavior class years ago.  I'd love to say it was part of my well designed plan to offer you the best service possible but it was more dumb luck than anything.  I had no idea how incredibly intriguing consumer behavior was and I continue to be in awe over what each selling season of Naples Florida real estate will bring. The class taught me to constantly have my eye on change and I spend a great deal of time watching what Naples real estate buyers do and listening to what they say.

I can confidently say that no two seasons have been the same since I've been selling Naples real estate and I think new surprises are in store for us this year as well.  For example, there are quite a few irrefutable signs our market has improved and in some segments our market has fully recovered. 

How will this year's buyers handle the news that some select segments have in fact recovered and seller's will not be willing to negotiate as much? How will some buyers respond when they learn they may have missed out on the absolute bottom of the market? 

Just today I found myself browsing quickly through a furniture knowing fully that I was NOT a buyer but...circumstances brought me there and I never mind taking a quick peek provided I keep myself in check.  I remember specifically seeing two pictures catching my eye.  I stopped...determined I wasn't "IN LOVE" but I could be a buyer provided they didn't cost over a certain dollar amount. To my surprise it turned out they were 4 times the amount.  It wasn't painful walking away, in fact I hardly gave it a second thought and wondered if the possibility of slightly higher pricing or slightly stiffer negotiating might make a select group of Naples buyers behave the same way. 

Well, I already know of two groups of buyers who still bought even though their "predetermined limit" was exceeded.  The question everyone wants to know is if we can expect there to be a large swing of buyers who will ultimately purchase.

So far I see:

• Sellers who speak more confidently about selling and who have priced properties more realistically.
• Buyers who behave less hostile and are happier to be purchasing in Naples.
• Buyers who feel like now is the time to do it and so they are in fact purchasing.
• Sellers who are not allowing buyers to pick a number (any number) and are willing to let a deal go than sell below the price they want.
• Sellers who are sticking firm on negotiations even though there may be a couple of sales of very similar properties that sold for less last summer or fall.
• Smaller inventories.
• National real estate stories are becoming more positive.
• Agents nationwide are reporting stronger real estate markets.
• Higher Naples real estate website statistics.
• More buyer email inquiries than last year.
• More buyer phone calls than last year.

This is just a quick peek at the first week of high season but I can cautiously say it's a brighter, happier and more productive snapshot than the beginning of the last 3 seasons...stay tuned as we continue through for another update!

Best Regards,

Your Naples Smart Girl!

I've been working on my Naples Florida real estate website now for about 4.5 years.  I am continuously amazed at it's success and I've been truly blessed with the people I've been introduced to and the people I have had the luxury of working for because of it!  Blogging here on Active Rain has been terrific for my business but ShannonLefevre.com is my number one most productive real estate marketing tool.

One of the aspects of web marketing that always continues to intrigue me are the keywords people use to find my site.  While many find it through search terms related to Naples and the finer neighborhoods Naples has to offer, I am overwhelmed at the number of people who search my site everyday with words directly related to me and my site.  I am equally overwhelmed at the gratitude I receive from people who have used and appreciate my hard work. 

Afterall, I didn't have some tech guy build ShannonLefevre.com with a thoughtlessly written out check and a wave of a finger.  I carefully wrote all of those descriptions and took over 1,000 pictures of Naples myself.  Every new page I design, I design with you in mind.  It would have cost me well over $100,000 to have the equivalent built but had I contracted all that out, I wouldn't have the same commitment to my client as I do today.  All of that research and time spent building the site I did to insure I would be the best agent for the job of helping you buy or sell your Naples home or condo. 

By the way I still improve and expand ShannonLefevre.com nearly everyday and welcome your ideas, suggestions, criticism and of course your business.

If you have stumbled upon ShannonLefevre.com by accident, if you have been referred or perhaps you are a repeat visitor, I want to thank you for your time.  Thank you for your kind words and thank you for your business because without your business, I would not have the ability to continue to provide the service that ShannonLefevre.com offers.

Best Regards,

Your Naples Smart Girl!

Happy New Year!  According to a message I received from my Broker at 6:55 this morning, there were 10,110 active listings and 8,794 sales closed during the last year in the Naples and Bonita Springs real estate market.  This brings the current listing inventory to less than a 14 month supply...an important sign that the Naples/Bonita Springs real estate market is leveling.  In fact, this is the strongest the Naples real estate market and Bonita Springs real estate market has looked in years!

As the market continues to level, sellers will negotiate less off asking prices and buyer competition will probably increase. There have been quite a few calls and emails from buyers who are now ready to purchase and fear the lowest prices are at or near.  I also believe we'll start seeing prices begin to creep up.  Signs of all three of those suggestions have already started to occur.

I've also noticed a continued rise in my Naples Florida real estate website traffic.  This cyber traffic usually turns into actual showing traffic around 30-45 days down the road. 

If you've been monitoring the Bonita Springs and/or Naples Florida real estate market and want to purchase at a great price.  I believe this may be the year you want to make your move.

Happy New Year!

Shannon Lefevre, PA
Your Naples Smart Girl!