Naples Florida Real Estate: Florida: Naples: Pelican Bay

Coronado at Pelican Bay has had a tremendous year! Here are the current Coronado at Pelican Bay real estate statistics:

• Coronado at Pelican Bay condos for sale = 2
• Coronado at Pelican Bay condos pending contract = 0
• Coronado at Pelican Bay sales during the past 12 months = 6

Current Coronado at Pelican Bay inventory is considered UNDER-SUPPLIED with only 4 months of inventory on the market right now.  Taking a peek at what is currently available and reviewing what has sold, the best Coronado at Pelican Bay deal may have already been snatched up unless somebody can do some super negotiating! 

Talking about negotiating, now would be a good time to talk about how some of our Neapolitans negotiate here.  You know that whole thing...when in Rome do as the Romans....well unfortunately this is not Rome, it's Naples and for the most part everybody is from somewhere else so they bring everything they learned about negotiating from some place other than Naples which means we really don't have just one "universal" way of negotiating deals around here.  That can be really tough if you come from a place where everybody negotiates contracts a certain way there and you're comfortable with that process and want to do that here.  Quite frankly, the other party whether that be the buyer, seller, other agent or whoever...may come from a place where they didn't do that where they came from and they want you to do what they did...over there....sigh...  My point about all of that silly nonsense is that I've worked with tons of agents here and I've had the opportunity to figure them out and can usually help you negotiate around the details that can drive buyers and sellers crazy or in some cases kill a deal.  That's why you want to call me when it's time to get started!

If you're considering purchasing in Cornado at Pelican Bay:  There are only a couple of mid floors available right now so if you're looking for something really low or something really high, you might want to take a peek at other Pelican Bay high-rise buildings to fulfill your needs.  The list price to sales price ratio in Coronado is at 89% right now which is just a little under the Pelican Bay average at this time.  Taking a deeper look into the negotiation history it appears past owners were willing to negotiate or they really weren't coming off their price much at all so you will want some assistance from your agent to help you determine what kind of seller you're working with if you find something you want to make a move on.  Call me!

If you're considering selling your Coronado at Pelican Bay condo:  You're in a great spot to go on the market! Make sure you're priced well and conditioned well and if updates haven't been made to your unit, at least look to a stager for some quality advice to help you sell faster and net more on your unit.  If you don't have the name of a successful stager, call me! I have a contact who's results have been remarkable! 

I hope you enjoyed the Coronado at Pelican Bay update! For more questions regarding Coronado at Pelican Bay, Pelican Bay or any Naples real estate, contact me direct! 

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Cocobay at Pelican Bay Naples Florida is STABLE! Here are the current Cocobay at Pelican Bay real estate statistics:

• 2 Cocobay at Pelican Bay homes are on the market.
• 1 Cocobay at Pelican Bay home is under contract.
• 1 Cocobay at Pelican Bay home sale has occurred during the past 12 months.

With only 33 homes in Cocobay at Pelican Bay there hasn't been a year where there was ever a plethra of activity in this Pelican Bay community with 2010-2011 following sleepily along the same as past history.  You will only find a few sales during any given year with 2006 being the record breaker at 4 sales.  The good news for Cocobay is that she is statistically in an under-supply of inventory scenario and values seem to be doing well.  Cocobay at Pelican Bay is commanding slightly higher list price to sales price ratios than Pelican Bay as an average rolling in at almost 95%. 

If you're a Cocobay at Pelican Bay buyer:  If you demand the latest and greatest interiors you may be looking for a project.  While some of these homes have had some remodeling, I'm not sure anything is exactly as you would want so you might have to hone your phone dialing skills or roll up your sleeves for a bit of a project. That is if you can get negotiated out on your deal to start.   Current market time has a slight uptick suggesting that maybe what's left is not necessarily listed at current market value.  You'll want to make sure you cut the deal you're after before calling the contractor. Ironically not only can I assist you with a super negotiating plan but I can also supply you with the names and phone numbers of fabulous contractors who can finish a project on time and within budget who serve the Naples area.  Call me and let's get started today!

If you're thinking about selling your Cocobay home:  If your interiors are completely up to date...yes that means bathrooms too, you could do well this season.  Homes like this across Pelican Bay are in demand and Pelican Bay inventories are shrinking putting you back in the drivers seat.  If you haven't made improvements to your Cocobay at Pelican Bay home, that's ok too...there's just more competition like this on the market right now.  Make sure you have a super marketing plan designed to attract current ready, willing and able buyers paired with an intelligent price point.  With the help of a smart agent, you should be able to net close to what you're asking without the drain and inconvenience of extended market times. Call me today and let's get moving!

I hope you enjoyed the Cocobay at Pelican Bay update.  For more information on Cocobay, Pelican Bay or the Naples real estate market, contact me direct!

PS~ Happy Halloween! I hope all our Naples Florida fans have a fun and safe holiday! If you're in town the place to be this evening is 5th Avenue for Halloween fun!  See you there!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Claridge at Pelican Bay has had a great past 12 months and is still attracting ready, willing and able buyers!  Here's the current Claridge at Pelican Bay real estate statistics:

• 3 Claridge at Pelican Bay condos for sale.
• 1 Claridge at Pelican Bay pending contract.
• 5 Claridge at Pelican Bay sales during the past 12 months.

There's currently only 7 months of inventory in Claridge at Pelican Bay making this another under-supplied Pelican Bay community at this time.  The real interesting story about Claridge at Pelican Bay isn't so much about the under-supply of inventory more than what the difference between list price and sales price ratio is coming in at a whopping 97%.  That's the highest I've seen since reporting this season which is fabulous news for Claridge at Pelican Bay condo owners. 

Pricing has clearly increased as a result with Claridge at Pelican Bay list prices increasing on average per total at approximately 25%. To be fair, there are two higher floors on the market at this time which typically will command a higher price unless there's something negative going on with the property condition. 

Another outstanding Claridge at Pelican Bay real estate statistic is the fact that market time in Claridge has decreased a whopping 48%.  This statistic was pulled based on what is currently on the market and what has sold during the past 12 months.  Active Claridge condos stand at 195 days due to one of the units being what I would consider over-priced even for the current Claridge market success. 

The last unit to successfully negotiate a contract was only on the market 58 days before going under contract.  That's pretty quick for Pelican Bay and further proof that if you price it right to begin with you can defy the laws of market time and come out ahead.  While we're talking about that I might add that your chances of a buyer competition are far greater if you're priced well compared to over priced.  This could increase your chances of netting more when the final bell dings.

If you're a Claridge at Pelican Bay Buyer:  While there are some nice listings in Claridge at this time, I'm not sure there's anything that will completely blow your socks off. I'm also not sure we'll be able to do better than some past buyers have done on negotiating with such a small window of wiggle room in the statistics (only 3%)  The best thing for you to do is to take a peek, review the numbers and determine what the unit is worth to you before going forward.  It would probably not hurt you to venture outside of Claridge (if you have other interests) just in case you find you can't cut the deal you really want.  There are plenty of other Pelican Bay high-rise condos for sale with 16 months of Pelican Bay high-rise inventory still on the market BUT something for you to consider is the success Claridge at Pelican Bay has had in a product that may be last to become stable...call me when you want to get started and we'll put together a winning plan regardless!

If you're considering selling a Claridge at Pelican Bay condo:  You and your smart agent have a lot of great talking points to discuss with potential Claridge at Pelican Bay buyers.  Pricing and condition still is important when considering your selling strategy so make sure the unit looks its prettiest and is price accordingly.  If many of your neighbors decide not to do the same thing this season, you could fair pretty well.  It won't take much to stand out in the current market so make sure you call me when you want to get going and we'll prepare a fabulous marketing and selling strategy that is sure to bring success!

For more information regarding Claridge at Pelican Bay, Pelican Bay or any Naples real estate related topic, contact me direct!

PS~ On a side note, I hope all our Naples Fans up north who are experiencing crazy snow and ice are safe and warm and for those of you who have no electricity...I hope your electric companies get it on in a hurry. Hug.

Chanteclair Masionettes at Pelican Bay has had a TREMENDOUS year!  Here are the Chanteclair Masionettes at Pelican Bay real estate stats:

• Current Chanteclair Masionettes at Pelican Bay condos for sale = 0
• Pending Chanteclair Masoinettes at Pelican Bay condos pending = 1
• Chanteclair Maisonettes at Pelican Bay sales during the past 12 months = 5

Chanteclair Maisonettes at Pelican Bay is sold out and has had a record breaking year! Below is a graph of all the SunshineMLS recorded sales on record and after studying the public records this may be the most sales in Chanteclair Maisonettes since the beginning of the community in 1989.



This is just another blaring example of the movement we've seen in Pelican Bay this year and Pelican Bay does not stand alone when we talk about Naples Florida communities with a shortage of inventory.

If you are interested in purchasing in Chanteclair at Pelican Bay:  If you really want to be in Chanteclair Maisonettes, I may be able to locate one for you but you must know the current list price to sales price ratio is currently at 95% which is slightly higher than the Pelican Bay average at this time.  Any deals to be had in Chanteclair Maisonettes at Pelican Bay has probably already been purchased.

If you are interested in selling your Chanteclair at Pelican Bay condo:  You should be able to net more than past sellers in this community provided your unit is in good condition.  Call me direct with some ideas on how you can net the most on the sale of your Chanteclair Maisonettes at Pelican Bay condo!

For more information about Pelican Bay or any other Naples Florida real estate, contact me direct!

Carlton Place at Pelican Bay has experienced a fabulous year...Here are the Carlton Place at Pelican Bay real estate statistics:

• Carlton Place at Pelican Bay Listings = 0
• Carlton Place at Pelican Bay Pending Properties = 0
• Carlton Place at Pelican Bay Sales during the past 12 months = 4

CONGRATULATIONS Carlton Place for selling out of all available product!

If you're considering a Carlton Place at Pelican Bay purchase:  Give me a shout and let me see if I know somebody who would consider selling at this time or you might consider an alternative Pelican Bay community like Cocobay at Pelican Bay.

If you're considering selling your Carlton Place at Pelican Bay home:  Give me a shout.  Average sales price per square foot in Carlton place is 401/square foot but depending on what you have to offer, yours might be worth a whole lot more.  Call me for all the reasons why and let's get started today!

The real story at Carlton Place at Pelican Bay is about the market time.  The average market time for the units that sold during the past 12 months in Carlton Place at Pelican Bay is 364.5 days....a YEAR on the market does not usually signify a hot market don't you agree?  It's as if they all sat and then they all sold.  BUT as you can see from the results....it could be proof that what my colleagues and I have been chirping about as far as inventory disappearing is true.  I believe I showed each of the units that sold last year at least once or twice and all were special in their own way.  In fact, I nearly sold one of the units to a couple who ended up purchasing in Pinecrest at Pelican Bay instead.  During that process one of the past owners at Carlton Place even had the courage to present an offer to my buyer because of the positive feedback he had received.  It's a technique that could be considered "aggressive" or "out of the box" but it is a super way to encourage a positive engagement with a potential buyer.  Had the home fit the needs of my client it probably would've worked out for them.  Ultimately my client decided he needed to take a stab at a Pelican Bay single family home instead of a Pelican Bay villa which brings to another conversation I recently had with a potential new customer I've been talking to lately. 

Her question she asked recently was whether or not Pelican Bay mid-rise condos were in high-demand and if I show them on a regular basis.  I personally don't show a great deal of Pelican Bay mid-rise condos because not too many of the buyers I've worked with ask for them specifically compared to other types of Pelican Bay properties.  Sometimes buyers aren't 100% sure what they want and have a hard time envisioning what they'll be doing with their time here and who they'll be doing it with.  While some of my clients know they'll be entertaining friends and family a great deal...others are still very much unsure about the details that concern what type of living arrangements will best fit their needs. That's why it's common to show one client a good cross section of several different types of properties so they can get in and, "see, touch and feel" their way into an idea of what they think will work for them.  I can uncover much about their uncertainty through a series of questions I ask but sometimes it actually takes getting inside to actually, "get it".  I remember once talking with a couple who were considering putting their Pelican Bay condo on the market after owning it for a relatively short period of time...if memory serves under 2 years.  She had made a comment about how she had wished her Realtor had been a little more insightful about her needs and how maybe she had made a mistake with going with somebody who may have just been after a deal instead of taking the extra time to make sure they would be happy for their duration in Naples. 

Many people trade up and down several times within Pelican Bay as their needs and/or wants change not necessarily because they had a crummy real estate agent.  Of course this happens more frequently in an appreciating market than it does in a flat or depreciating market for sure.  You'll find when we work together,  I will actually try to get inside your head and figure out what you want even if you don't even know yet.  I'm pretty good at that and that's just part of the reason why I give GREAT RESULTS!

I hope you enjoyed my Carlton Place at Pelican Bay update.  For more information regarding Pelican Bay or any Naples area, contact me direct!

Cap Ferrat at Pelican Bay is one of my most favorite Pelican Bay high-rises! Current Cap Ferrat at Pelican Bay real estate statistics are as follows:

• 10 Cap Ferrat units for sale.
• 7 Cap Ferrat sales have occurred during the past 12 months.
• 1 Cap Ferrat at Pelican Bay unit is currently under contract.

Current Cap Ferrat at Pelican Bay inventory sits at 17 months which is slightly over-supplied at this time.  This is not a surprise since Pelican Bay high-rise inventory is the last segment of property to recover from the down turn. Evidence of a buyer's market has been evident here by checking out the list price to sales price ratio coming in at 87% which is actually lower than the Pelican Bay average.  There have been 2 penthouses in Cap Ferrat that have sold during the past 12 months and there are still 2 penthouses available.  They're magnificent if you haven't had a chance to see them....and if you're going to look at those then you might as well schedule some time to take a peek at the Montenero at Pelican Bay penthouse for sale too...it is AMAZING!  

If you're a potential Cap Ferrat Buyer:  Cap Ferrat has definitely picked up speed this past 12 months with the 7 sales....the year before that there were only 3 so I think if the market continues the way it's going, buyers will quickly lose their edge here.  Again, I almost feel silly for saying something like that because of the current state of our economy but I would feel even sillier for saying you have plenty of time to drag your feet.  You have some great options for negotiating strategy so give me a shout and lets get started!

If you're considering selling your Cap Ferrat unit:  As you know the Cap Ferrat market has been over-supplied for quite some time as it is now.  If many of your neighbors don't decided to hop on the sale train this season, we may see the tables turn towards slightly favoring the seller sometime mid season.  You'll want to make sure you're priced well and have an aggressive agent with, "out of the box" marketing strategies to help you get your property sold.  It's time to be creative, technical and enthusiastic about attracting your buyer.  Call me for some details of how we can help!

I hope you enjoyed this Cap Ferrat at Pelican Bay report.  Please let me know how else we can be of assistance!

Cannes at Pelican Bay...this Pelican Bay neighborhood has been a bit of a sleeper since inception. Here are the stats:

• 0 Active
• 0 Pending
• 1 Closed during the past 12 months

There just isn't a great deal of activity that goes on in Cannes which has much to do with the fact that Cannes at Pelican Bay units were built in 2005 and there's only 16 of them. Of the 4 recorded Cannes at Pelican Bay closings found in  MLS, the lowest priced unit closed for $1,000,000 in January, 2011.  That was only 71% of list price and while that was a pretty good deal, some of the original units sold for less during 2005.  The lowest recorded sales price was $795,000, a unit that closed on 8/16/2005. 

While we're talking about sales data, I discovered the market time in Cannes at Pelican Bay for the 4 MLS sales is quite high, 334 days on average with 881 days being the most time a unit was on the market.  The unit that sold this year was on the market for well over 200 days which is also high. 

Market time in Naples is a crazy point to factor and here's why. So much of the luxury properties in Naples are not primary homes so the inconvenience factor is relatively low compared to the inconvenience one experiences when selling their primary home. Convenience is a HUGE key in Naples and while in primary markets people tend to allow any and all showings possible, seller and tenants don't always allow showings here...especially if it's inconvenient for them.  I know that sounds crazy but that's just how it is.  Many people come to Naples during high season (January-May) to see and buy real estate and many people come to stay in their luxury homes and condos during the same time.  It can be VERY difficult to show real estate on a short notice during this time because many sellers do a TON of entertaining or simply do not want to be inconvenienced with the process of selling their place. If you are thinking about buying in Naples, it is wise to give me at least 48 hours notice if you want to give yourself a good shot of seeing all available properties.  If you give me more notice, you'll have even a better shot.  If you're a seller, there's no better way to sell a property than to let someone see it so please think twice before you refuse that showing.

If you're thinking about buying in Cannes at Pelican Bay: Call me direct and I will see what I can do to locate a Cannes property for you. 

If you're thinking about selling your Cannes at Pelican Bay unit:  You want to price it right to avoid long market times and negotiating greatly off your price even if you're the only one on the market, history has proven Cannes at Pelican Bay buyers will go outside of the neighborhood to make a purchase compared to overpaying in Cannes.  Call me direct for correct pricing and marketing concepts.

I hope you enjoyed your Cannes at Pelican Bay update.  Please call me if I can be of further assistance.

PS~ There are only 71 days til Winter! Do you have your Naples Florida real estate yet?

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Calais at Pelican Bay in Naples Florida pricing is on the rise with current list prices up 4% compared to units that have sold during the past 12 months.  Here are the current Calais at Pelican Bay stats:

• 5 Calais at Pelican Bay condos are currently on the market.
• 2 Calais at Pelican Bay  sales have occurred during the past 12 months.
• 1 Calais at Pelican Bay condo is currently pending.

There are clearly two winners who have already purchased fabulous properties at fabulous pricing in Calais at Pelican Bay.  Even if the current pending property goes for full price it was a deal!  Current list to sales price ratio is coming in right at the Pelican Bay community average of 92% and it looks like there's some pretty good inventory to choose from if you're one of those people who like a good golf course view and don't want to do a total redo.  If you've been following my blog for long you'll also know that remodeled prices will typically sell at a premium (unless you're lucky) and original properties will sell at a discount. 

If you're considering buying in Calais at Pelican Bay:  Be careful here. I'm not convinced all of these properties are priced to sell and that you're getting your money's worth at full price or even 8% off list price here.  You'll want to pay close attention to the numbers or have your "smart Realtor" make sure you're not overspending here.  It might be wise to go outside of the local Calais at Pelican Bay market to make sure you're not overspending.  Call me to review your options.

If you're considering selling in Calais at Pelican Bay: You have competition right now.  With 20 months of inventory, my first inclination is to encourage you to wait if you can.  If not, then you need to be really careful with your pricing and I would be really aggressive with your marketing plan.  I have some ideas for you that can help your property stand out and you're going to need something like that if you want to sell this upcoming season.  I do think if you're going to give it a shot, you need to get on it now.  I'm noticing a great deal of inventory that went on the market after March of this year that is still on the market now. Give me a shout and let's get started today!

I hope you enjoyed the Calais at Pelican Bay Naples Florida update.  Please let me know if I can assist you in any other way!

PS~ There's no easier way to click, see, purchase Naples Florida real estate

Beauville at Pelican Bay has been pretty quiet during the past year.  Here are the current stats:

• 2 Beauville at Pelican Bay homes are for sale.
• 1 Beauville at Pelican Bay sale occurred during the past 12 months.
• None are under contract.

Technically there's a 2 year supply of inventory in Beauville but honestly, working with such small numbers, I hardly consider that fair.  The unit that sold had some lovely updating and backed up to a nice common area just like one currently on the market for a higher price.  The other listing offers a special feature many people will really appreciate and if you don't mind doing some updating, you could end up with something super amazing there.  While pricing has gone up in Beauville, you can't blame the owners there. After all, there are only 26 Pelican Bay villas on the market right now. That is SLIM PICKINGS!

If you're a Beauville at Pelican Bay seller: There's no harm in a little more competition at this point and if you have a nicely updated villa, you could stand to do well with pricing right now provided all your neighbors don't decide to go on the market at the same time.  If you have a unit that requires updating keep in mind that even with the low inventory of villas in Pelican Bay, you're still probably going to have to sell at a discount to get your deal done.  The reason why is because you're probably going to have to sell to an end user who doesn't mind a project and many of those buyers want to be romanced by the price. Investors who purchase, remodel and flip definitely need to be romanced by price...If you have the time and money to do the updating, you might come out ahead provided you make the right selections.  If you have an updated unit and it is already staged well...then price is really the biggest thing you need to determine although a smart marketing plan is extremely important as well. Call me to assist you either way and we'll help you accomplish the goals you have in mind.

If you're a Beauville at Pelican Bay buyer: The two on the market right now are pretty interesting...especially that one with the special feature.  I can't go into details now but if you take a peek at the listings you can probably figure it out. You'll want to have more than your normal tired talking points when you go to negotiate. I'm finding the more compelling the points are, the better chance you have of getting your deal done on or near your terms. Even though this neighborhood is technically in over-supply, keep in mind that Pelican Bay villas as a whole is grossly under-supplied right now and I wouldn't be surprised if the inventory wasn't even more scarce mid season even with the expected influx of inventory set to hit the market within the next few months.  It always helps when you're working with an agent who knows the product, knows the market and can help you with a winning strategy to secure your next property.  Give me a shout and I'll be happy to assist!

For more information regarding Beauville Naples Florida or to see Beauville Pelican Bay homes for sale, contact me direct!