Naples Florida Real Estate

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,

Are you finding yourself wanting to know the latest Bay Colony updates but don't want to pester an agent for details?  With inventories increasing and price reductions occuring, buyers want updates on information that just might land them the condo of the universe or the deal of the decade!  Even Bay Colony Shores is starting to move with what I've heard was a collosal deal negotiated just this week!  Attention savvy investors and "kept in suspense" sellers, I have created a new Twitter account to help you get several Bay Colony updates throughout the day!  Follow me @Bay_Colony or if you don't have a Twitter account or you don't want to sign up, you can follow me by saving this page here or saving the Twitter updates that can be found on my Bay Colony website!

Best Regards,

Your Naples Smart Girl!

Bay Colony Homes (single-family):

13 Bay Colony homes are currently for sale. 

The Strand at Bay Colony is absolutely on fire!  There have been 3 magnificent homes on the market in The Strand at Bay Colony this year and already two of them are pending contract!  That's over 30 million in sales (list prices) so far for that little gem of a neighborhood!  There's only one left so if you've been keeping your eye on The Strand at Bay Colony, you might get on it!

Bay Colony Shores is absolutely not on fire.  This glorious subdivision is at a complete stand still and has been since December, 2007.  With a whopping 12 homes on the market and 15 months without a sale what is one to think?  Bay Colony Shores once considered one of the most gleaming and prestigious neighborhoods of it's type is going through a sort of a mid life crisis.  Most of the homes in this neighborhood were built in the early to mid 90's and are really starting to show their age.  I don't necessarily mean, throw on a coat of paint and maybe re-carpet...I mean rip the pickled wood off the ceiling and take those goofy borders off the wall and replace those really ugly cabinets and since we're going to replace the cabinets...let's do something brave like venture away from the Corian style countertops and go for something a little more bold like granite or stainless steel! 

Most property owners are still asking well over 2 million on the short end of the scope all the way to well past 7 million and although I haven't been in every single home in Bay Colony Shores, I've been in 9 of the 12.  There wasn't anything that really blew my socks off and apparently they're not blowing anyone elses socks off either.  In fact, the whole neighborhood is facing an interesting predicament.  The worst home I've seen is well...a real circus act.  Not to be mean but it's really a full gut job. I won't give away which one it is but let's assume the buyer for the property is going to either be a remodel flipper (we may have about 2 of those left right now) or a buyer who likes a project ( we may have less of those)  Ok so we have 2 viable people we can pitch.  If it isn't priced well...and I mean REALLY WELL...guess what!  Everybody get really comfortable because it ain't going anywhere for awhile.

One of the strangest phenominons I've seen is how shunned expensive and once impressive outdated homes can be.Current buyer's seldom are looking for that kind of project and remodelers or investors want to see a completely crazy ridiculous deal to bite on a project of that magnitude. Since the current market isn't guaranteeing big spenders right now, that prospect base is very small.

What's the option for current sellers who have product like that they can't move?  If you really want your price, take it off the market.  It's just going to sit there and take up space on MLS and time from agents who should be working a little smarter anyway.  If you REALLY want it to go away...then MAKE IT GO AWAY.  Put it at a price that will either transform that buyer who doesn't want to do anything into a full on project manager or raise the dead...I mean wake the senses of those few remaining remodeler/investors who just can't say no to your new price.  But one word of caution.  No crying about what they sell your home for after they do all that hard work.  They're in it to make money and if they can't make money they won't buy the house to start. There's one last option I suppose...you could do the work yourself but here's the thing, consult someone who knows what's working for todays buyer if you're going to go through the drama of remodeling specifically to sell.  It can be very time consuming and expensive and if you update your home with a bunch of selections that you find great but nobody else does, you'll be in the same exact boat you're in right now and since we're talking about remodeling mistakes...no shortcuts.  You're only insulting the intelligence of a buyer and/or a Realtor when you pretend you paid alot more for a remodel than you did.  Many of us have been involved in that kind of work before and we know expenses.  Consulting professionals is always the key if you're not one yourself.

For more information about Bay Colony homes or how to move your Naples Florida real estate, contact me direct!

Best Regards,

Your Naples Smart Girl
Shannon@ShannonLefevre.com
239-595-6223

Here's the latest Bay Colony Naples Florida real estate update. 

Currently there are 29 Bay Colony properties for sale with prices ranging between $1,180,000 and $17,700,000.  Inventories are a little higher than they have been in the past (typical for this time of year) and although activity was screaming during season it has cooled down as far as foot traffic is concerned which is also very typical for Bay Colony during this time of year. 

Here's the breakdown of available Bay Colony properties:

• 7 listings in Bay Colony Shores
• 2 listings in Biltmore at Bay Colony
• 1 listing in Brighton at Bay Colony
• 2 listings in Carlysle at Bay Colony
• 3 listings in Contessa at Bay Colony
• 0 listings in Mansion La Palma
• 1 listing in Marquesa at Bay Colony
• 3 listings in Remington at Bay Colony
• 4 listings in Salerno at Bay Colony
• 2 listings in Strand at Bay Colony
• 1 listing in Toscana at Bay Colony
• 0 listings in Villa La Palma
• 0 listings in Vizcaya at Bay Colony
• 3 listings in Windsor at Bay Colony

There are two listings currently pending:

One of them is one of those fabulous estates located in The Strand at Bay Colony.  The other is located in Biltmore at Bay Colony and isn't it cool that John R. Wood REALTORS, Inc. is represented in both of those transactions...whoo  hoo!

Closed sales reports show there have been a total of 26 sales in Bay Colony over the last 12 months and 22 sales since January 1, 2008 so as you can see we have just about a years worth of inventory on the market right now.  This is typical as many are gearing up for our hottest selling season which is January through April with some opportunities for strong traffic between now and the end of the year.  Here's where the sales were for the last 12 months:

• Toscana is the Bay Colony leader with a whopping 6 sales so far.
• Brighton at Bay Colony has had an amazing 4 sales.
• Vizcaya at Bay Colony sold all 4 of their listings.
• Villa La Palma sold 2 of their listings.
• Remington at Bay Colony closed 2 listings.
• Mansion La Palma sold 2 of their listings.
• Salerno at Bay Colony closed 2 listings.
• Windsor at Bay Colony sold 2 listings.
• Villa La Palma sold their 1 and only listing.
• Carlysle at Bay Colony sold 1 this year.
• Bay Colony Shores sold 1 listing

So what's hot, what's not?

HOT:

• Brighton at Bay Colony
• Toscana at Bay Colony
• Vizcaya at Bay Colony
• Mansion La Palma
• Villa La Palma

NOT AS HOT:

• Contessa at Bay Colony..no sales reported, 3 on the market...but they did complete a pretty big renovation this year!
• Salerno at Bay Colony has closed 2 but they have 4 on the market right now.
• The biggest upset so far has been Bay Colony Estates with only 1 reported sale in the last 12 months with 7 currently on the market...and can I tell you...there is a house in there they are almost giving away. 

My web traffic for Bay Colony related search terms has been extremely high for the last couple of months which is actually unusual for this time of year.  Typically web traffic for this community doesn't start heating up til the end of the month or even into November.  This makes me very curious and excited to see what unfolds this upcoming season. 

For more information regarding Bay Colony, for example...the inside skinny on that hot deal in Bay Colony Shores or perhaps, what your property in Bay Colony is worth...feel free to contact me direct!

Best Regards,

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!

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.

Bay Colony Naples, Florida has experienced quite a flurry of activity lately!  So much in fact that when clients from Canada were ready to go, there wasn't anything on the floors they were interested in the two high rises they most wanted which were Salerno at Bay Colony and Toscana at Bay Colony. 

Since I'm not good at waiting around very long, I with the approval of my clients, sent out a letter to all of the Toscana and Salerno condo owners who owned units on the prescribed floors looking for a possible match for my clients.

I was surprised with the response.  I received an email from a very nice lady and a few calls from people who were curious to know if I had a real buyer or if I was just fishing for listings.  I spoke with several really nice people who were "mildly at best" interested in selling their unit but perhaps were more curious to know what I had up my sleeve.

I guess what's really funny about the whole thing is that I had made an attempt to write a letter with specific information about my clients in an effort to sound like I had a credible buyer. 

Here's what I wrote:

Hello.  I have a client who is interested in purchasing a unit in Toscana or Salerno. They just  missed out on a couple of units that sold quickly and now there isn't anything on the market with the type of view they require.

They prefer a unit on floors 7 through 12 because they want a good view of the Gulf but he has a little bit of a height issue.  They are willing to consider floors 5,6,13,14,15,16 and 17. 

They are very motivated and ready to go.  This unit they are in search of can come included with furniture but it is not a necessity.  Although they would like to close sooner more so than later, they are not opposed to an extended closing.  They are already qualified and will be paying if not all cash, at least a very sizable down payment. 

These people have been a joy to be associated with and the remainder of the owners in your building will enjoy their new neighbors for sure even though they are not currently planning on being full time residents.

If you have an interest in selling your unit, could you please contact me at your earliest convenience.

                       Sincerely,

                             Shannon Lefevre, PA

          P.S.  They found me from my website. www.BayColony.com If you haven't seen it yet, you should take a peek!

And yes, me being the goof that I am included floor 13 which of course as we all know there isn't a 13th floor in most buildings at least here in the United States....I stand corrected.

Fortunately, a unit on the 12th floor was listed in Salerno just a few short days later and we have successfully put it under contract.

The moral of this post:  I'm not going to send a letter to anyone stating I have a fake buyer.  If you receive a letter from me, it is real.  Just as if you ask me a question, you will get a real answer and if I have a listing you will get real information regarding the listing.  Life's too short to try to keep up with lies and no deal is worth losing my license.  You can depend on me to be credible, intelligent and real.

That's why Google chooses me to be your Naples Smart Girl! :)

Somebody made a comment yesterday about there not being very much for sale in Bay Colony making me realize it's time for a Bay Colony Naples, Florida real estate update!

What's HOT!

• Mansion La Palma at Bay Colony has no inventory left.  Both units have recently gone under contract.
• Brighton at Bay Colony has 2 of the 5 units that were available left.
• Carlysle at Bay Colony has 1 of the 2 remaining units left.
• Contessa at Bay Colony has 3 available. (None of these have been on the market long)
• Salerno at Bay Colony has 2 available.
• Toscana at Bay Colony only has one left from 4 (earlier this year).
• Villa La Palma only has 1 left.
• Vizcaya at Bay Colony has 2 left.

What's Not As Hot!

• Biltmore at Bay Colony has 2 available.
• Remington at Bay Colony has 3 available.
• Trieste at Bay Colony is still struggling although there have been 2 units (out of 15) that have sold.
• Windsor at Bay Colony has 3 of the 4 (one just sold in there for over 8 mil)
• Bay Colony Shores has 6 available.
• The Strand at Bay Colony still has 2 homes available starting at $14,990,000

Thinking about selling in Bay Colony?

• The lowest end Bay Colony product is really on fire.  If you are a Bay Colony property owner and think your property is worth less than 2 million NOW IS THE TIME TO SELL!
• Properties priced between $2,000,000 and $3,000,000 is ok but not as hot.  To get a better understanding about properties in this price range, contact me direct.
• Over 3,000,000...properties are moving at a slower pace.  It might be smart to sit this season out if you are not super motivated to sell right now.

Thinking about buying in Bay Colony?

• End users:  Product under $2,000,000 is scarce!  A huge percentage of owners in Bay Colony typically list their properties between November and February with little new inventory to hit the market outside of this  .  If you are waiting to see what else comes available, now might be the time to make a selection and check out! :)
• Investors:  Traffic has been strong in the Bay Colony condo market this year and most international buyers are attracted to this product over single-family product at this location.  If you are considering investing in Bay Colony, I would focus on condominium product over already built single-family product unless you can negotiate a great deal or unless you are not planning on renovating or building new at this time. There are Bay Colony investment opportunities at this time.  If you have an interest, I'll let you know which opportunities are the best and why.

I am pleased to present my latest addition to my website: www.baycolony.com!  Now, not only can you view listings in all of the buildings, villa communities and single-family home communities within Bay Colony, You can now check out Bay Colony floor plans for the following buildings and villas by clicking on the following links below:

For more information regarding Bay Colony homes or Bay Colony condos, visit my sites:
www.ShannonLefevre.com
www.Shannon.com
www.BayColony.com

Or feel free to contact me today!

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

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

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

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

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