Hello Naples Friends!

I just spent a good amount of time analyzing how the pre-season Naples real estate statistics are shaping up.  You can read about them here!

Hello Naples Friends! As many of you know, Port Royal Naples, Florida is kind of like the “Beverly Hills” of Southwest Florida.  Most people love it, few can or want to afford it but it is considered the best location in all of Naples. Let’s get started with the basic market trend statistics:

Port Royal Naples

  • 42 Port Royal homes are on the market with an average list price of $10,937,476.
  • 4 Port Royal homes are under contract with an average list price of $7,473,750.
  • 47 Port Royal homes have sold during the past year with average sales price of $6,982,477.

That makes Port Royal a slighty undersupplied market with under 11 months of inventory.

Looking deeper:

  • Pricing is going up! Average list price per square foot is $1,585.
  • Average closed list price per square foot is $1,285.  (That’s up 23%)
  • Average list price to sales price ratio is 92% during the past year.

How is Port Royal performing compared to a year ago?

  • There were 42 Port Royal homes sold during the 12 months prior.
  • Average sales price was $5,950,414.
  • Average closed price per square foot was $1103 (That’s up 16%)

But wait…those aren’t the most compelling Port Royal real estate statistics!

Port Royal is getting younger! I mean she’s managed to shrink her average age by 8 whole years this year! Don’t you want to know her beauty secrets?  Well she does it like everybody else does. If you pay attention and throw enough money at something you can do almost anything you want right?

Builders and developers are going absolutely nuts in Port Royal right now. For example, there are a whopping 7 brand new homes (or homes that have yet to be built) on the market right now. The average year built for the current inventory is 1998. The average year built for all of the properties that sold last year was only 1990.  That’s what happens when markets heat up.  People feel like they have more disposable income and they dont necessarily want to build their own house and are willing to pay extra for a spec. home.  Builders and developers in this market understand demand and hence create supply.

Talking about Port Royal supply…there are currently 19 homes listed over $10,000,000 right now.

Here’s how $10,000,000+ homes have sold in Port Royal in the past:  

  • 2000 – 2
  • 2001 – 1
  • 2002 – 0
  • 2003 – 2
  • 2004 – 3
  • 2005 – 5
  • 2006 – 5
  • 2007 – 4
  • 2008 – 1
  • 2009 – 4
  • 2010 – 9
  • 2011 – 8
  • 2012 – 3
  • 2013 – 4
  • 2014 – 8

Of those 19 Port Royal homes listed over $10,000, 5 of them are new construction! When I say there are some terrific Port Royal properties to choose from right now, I am not teasing.

Design is changing on the Port Royal landscape!  2014 marks the first year a lion-share of our Port Royal prospect base snubbed their nose at old Mediterranean design. Most savvy Port Royal real estate agents tend to be a little hard to entertain mostly attracted to the latest and greatest design and materials and Port Royal buyers are no different. 

I received a call about a month ago from the BEST appraisal company in Naples to discuss a couple of sales I was involved in earlier this year. The conversation was based on the lack of interest buyer’s were showing in old world design across the entire Collier County market.  She explained further how many calls she had received from property owners who were concerned about the interest they were receiving on their property and inquiring about what she thought their current property value was and what could be done to increase value in these hard core old world design properties.

I would venture to say a small fraction of these old world design homes can be transformed easily towards a more transitional or dare I even say modern feel? The cost may exceed the gain so if you own one of these properties and you’re considering listing, I ENCOURAGE you to strike fast and precise with your marketing program and pricing strategy.  What we see on MLS today is a small fraction of the building and remodeling activity currently taking place in all of our Naples luxury locations.  Contact a SMART GIRL like me today to get your plan in action so you have the best success in netting the most possible in the shortest amount of time before this new product hits the market and lessens your chance of a successful sale.

So what’s on the horizon for Port Royal and some of our other Naples luxury locations as far as design is concerned? I’ve had a jillion conversations about this lately.  One of my favorite colleagues suggests Naples might be moving towards a modern design like some of the newest properties we’ve seen hit the market.  That is a BOLD statement and I’m not sure our midwest sector will identify with it. I think a good portion of our east coast clientele may welcome the trend but I think it might still be a little too early to tell.

Something that never gets old is the need for a proven professional group who know how to get stuff done.  That’s the team who backs me in every marketing job and sale. So if you have a vision of buying and/or selling Port Royal real estate or any luxury real estate in Naples, call me.  I can cut your showing time or marketing time down to a fraction and help you successfully negotiate your contract so you can get what you want without having to make a full time job of it. 

For more information about Port Royal or any other Naples luxury location, call me today!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Hello Naples Friends! As many of you know, Port Royal Naples, Florida is kind of like the “Beverly Hills” of Southwest Florida.  Most people love it, few can or want to afford it but it is considered the best location in all of Naples. Let’s get started with the basic market trend statistics:

Port Royal Naples

  • 42 Port Royal homes are on the market with an average list price of $10,937,476.
  • 4 Port Royal homes are under contract with an average list price of $7,473,750.
  • 47 Port Royal homes have sold during the past year with average sales price of $6,982,477.

That makes Port Royal a slighty undersupplied market with under 11 months of inventory.

Looking deeper:

  • Pricing is going up! Average list price per square foot is $1,585.
  • Average closed list price per square foot is $1,285.  (That’s up 23%)
  • Average list price to sales price ratio is 92% during the past year.

How is Port Royal performing compared to a year ago?

  • There were 42 Port Royal homes sold during the 12 months prior.
  • Average sales price was $5,950,414.
  • Average closed price per square foot was $1103 (That’s up 16%)

But wait…those aren’t the most compelling Port Royal real estate statistics!

Port Royal is getting younger! I mean she’s managed to shrink her average age by 8 whole years this year! Don’t you want to know her beauty secrets?  Well she does it like everybody else does. If you pay attention and throw enough money at something you can do almost anything you want right?

Builders and developers are going absolutely nuts in Port Royal right now. For example, there are a whopping 7 brand new homes (or homes that have yet to be built) on the market right now. The average year built for the current inventory is 1998. The average year built for all of the properties that sold last year was only 1990.  That’s what happens when markets heat up.  People feel like they have more disposable income and they dont necessarily want to build their own house and are willing to pay extra for a spec. home.  Builders and developers in this market understand demand and hence create supply.

Talking about Port Royal supply…there are currently 19 homes listed over $10,000,000 right now.

Here’s how $10,000,000+ homes have sold in Port Royal in the past:  

  • 2000 – 2
  • 2001 – 1
  • 2002 – 0
  • 2003 – 2
  • 2004 – 3
  • 2005 – 5
  • 2006 – 5
  • 2007 – 4
  • 2008 – 1
  • 2009 – 4
  • 2010 – 9
  • 2011 – 8
  • 2012 – 3
  • 2013 – 4
  • 2014 – 8

Of those 19 Port Royal homes listed over $10,000, 5 of them are new construction! When I say there are some terrific Port Royal properties to choose from right now, I am not teasing.

Design is changing on the Port Royal landscape!  2014 marks the first year a lion-share of our Port Royal prospect base snubbed their nose at old Mediterranean design. Most savvy Port Royal real estate agents tend to be a little hard to entertain mostly attracted to the latest and greatest design and materials and Port Royal buyers are no different. 

I received a call about a month ago from the BEST appraisal company in Naples to discuss a couple of sales I was involved in earlier this year. The conversation was based on the lack of interest buyer’s were showing in old world design across the entire Collier County market.  She explained further how many calls she had received from property owners who were concerned about the interest they were receiving on their property and inquiring about what she thought their current property value was and what could be done to increase value in these hard core old world design properties.

I would venture to say a small fraction of these old world design homes can be transformed easily towards a more transitional or dare I even say modern feel? The cost may exceed the gain so if you own one of these properties and you’re considering listing, I ENCOURAGE you to strike fast and precise with your marketing program and pricing strategy.  What we see on MLS today is a small fraction of the building and remodeling activity currently taking place in all of our Naples luxury locations.  Contact a SMART GIRL like me today to get your plan in action so you have the best success in netting the most possible in the shortest amount of time before this new product hits the market and lessens your chance of a successful sale.

So what’s on the horizon for Port Royal and some of our other Naples luxury locations as far as design is concerned? I’ve had a jillion conversations about this lately.  One of my favorite colleagues suggests Naples might be moving towards a modern design like some of the newest properties we’ve seen hit the market.  That is a BOLD statement and I’m not sure our midwest sector will identify with it. I think a good portion of our east coast clientele may welcome the trend but I think it might still be a little too early to tell.

Something that never gets old is the need for a proven professional group who know how to get stuff done.  That’s the team who backs me in every marketing job and sale. So if you have a vision of buying and/or selling Port Royal real estate or any luxury real estate in Naples, call me.  I can cut your showing time or marketing time down to a fraction and help you successfully negotiate your contract so you can get what you want without having to make a full time job of it. 

For more information about Port Royal or any other Naples luxury location, call me today!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Hello Naples Friends!

I’ve had my nose in the Park Shore beachfront statistics all day and wanted to share my outstanding findings! By the way, this post was provoked by the person who was searching Naples beachfront properties $300,000 and less (since I knew while they found my site, they were not successful in finding anything in Park Shore for that price. So let’s start with what’s available on the beach in Park Shore Naples Florida:

  • 38 Park Shore beachfront homes and condos are on the market right now which is .01% of the entire Park Shore beachfront inventory.
  • The lowest priced unit is on the market for $525,000 in Solamar at Park Shore
  • The highest priced unit is on the market for nearly $14,000,000
  • The least expensive unit with remodeling is $625,000 located in Terraces at Park Shore
  • 12 of 38 have had extensive remodeling
  • 157 Park Shore beachfront units have sold during the past 12 months
  • There’s less than 2 months of inventory on the market right now
  • 160 units closed between 12 and 24 months ago
  • Closed price per square foot values increased 6% over the year before
  • On average Park Shore beachfront property buyers paid $33,491 more this past 12 months
  • Average list price 2 years ago was $1,464,528 or $523/foot
  • Average list price during last 12 months was $1,461,557 or $544/foot
  • Average list price for current inventory $2,508,963 (not a typo)
  • Average list price for current inventory is $2,508,693 or $606/foot

Le Ciel Park Tower

Le Ciel Park Tower experienced not just the highest priced unit to sell in its whole history but the second highest as well.  604 sold for $2,900,000 in June and PH201 sold for $2,800,000 3rd place sold for $2,565,000 in 2013.

Of the 38 active Park Shore beachfront listings, there are 10 units that have been on the market for 90 days or less.  That’s great news! We need more. Unfortunately, there are 16 units that have been on the market for well over a year. Granted so have recognized price corrections down but you would marvel over the idea of how many have increased their price over the duration of the listings….but that’s Naples.

Here’s what you can you expect going forward into 2015 for Park Shore Beachfront….

- See more at: http://www.shannonlefevre.com/naples_blog#sthash.uCh4rerb.dpuf

ImageIf I had to use just one word to describe the 2013 Naples Florida real estate season, I might use the word, “heartbreak” or “challenging“.  2013 marks the season where sellers recognized they were once again in the drivers seat and buyers had a difficult if not impossible time finding Naples properties suitable for their objective. Here’s a compilation of some of my experiences this season and some points you’ll want to know about if you are still considering selling or making a Naples real estate purchase.

Hello Naples Friends!

While I was remastering the Bay Colony Shores pages of my Naples real estate website, I thought it would be a great time to give you an update.

Image

Currently there are 4 Bay Colony Shores homes for sale and whether they’re sitting on a fabulous lot and a half, have had craftsmanship completed by experts from far away places or  recently and fabulously remastered…there’s something special about each one. 

Bay Colony Shores has had two closings during the past 12 months and technically there’s two years of inventory on the market but I wouldn’t let the numbers fool you into thinking you can get some terrific half price deal (just yet).  There’s quite a few extras going on in every one of the current listings so if you’re not accustomed to looking at details you may be disappointed when you begin to consider your negotiations.  As an example let’s consider the age of Bay Colony Shores in general. The large majority of the Bay Colony Shores homes were built in the 90′s and unless they’ve been redone like one on our currently for sale list, then there’s a strong possibility they’re ready for some updating.  I must admit there’s another home in Bay Colony Shores currently for sale that requires very little if any improvements because it was done so well that it will probably attract a large base of people who wouldn’t feel like much was required…hence the price.  So if you keep in mind the level of effort the large majority of the world would require to make it comfortable for them when making your offer then that “should” assist you with your pricing strategy.  I’m going to caution you for a moment here.  Every once in awhile I get a customer who tastes may be extremely particular and may try to use their satisfaction requirements as a cause for discount…it’s a widely unsuccessful approach here in Naples.  That’s why it’s wise to have a Smart Girl like me help you with your negotiation strategy.  There’s probably a better and more successful strategy to use that will help you acquire what you want.

I recently updated the pages of my Naples real estate website concerning Bay Colony Shores in Bay Colony.  From there you’ll be able see all available Bay Colony Shores homes for sale, review Bay Colony Shores past sales information (and even download the whole spreadsheet into your Excel or Numbers program to analyze the sales data further)  and finally you can check out the Bay Colony Shores site plan in full detail. The other thing I want to mention is it’s also not advisable to try to discount features about a property that you don’t personally see value.  For example, if a property is offering a lot and half, that’s clearly going to come at a greater cost.  You may not see value in having the extra elbow room or enjoy a home that offers a more expansive linear footage plan but that doesn’t mean it’s now free to you.

Clearly real estate is more fun for a buyer when there’s countless properties to see and sellers are discounting great levels off their pricing. Everybody wants a deal right?  Let’s be serious though, everybody doesn’t want a deal when it means having to exit a superior neighborhood that offers insurmountable amenities which is why Bay Colony Shores can command such pricing.  There’s only 78 single family homes in all of Bay Colony (by the beach)(12 Strand at Bay Colony homes).  Of those 78, there’s only 4 on the market. Call me, let’s make a move ;)

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

 

 

Since open houses are not typically available I have not added Bay Colony Shores

Hello Naples Friends!

I want to quickly catch you up to speed with what I’ve been seeing and experiencing regarding Naples real estate so far this season.  Here it is…

1.  The general consensus is the tables have clearly turned in most Naples markets regarding seller confidence. (Even if evidence on paper does not fully prove full recovery)  Naples real estate negotiations are geared more in favor for the seller than the buyer at this time.  If you are a statistics person, you may find yourself a little disappointed regarding a seller’s response in a negotiation as owners are tightening their positions on percentages off list prices and concessions.  Many of the negotiations I’ve dealt with this year have been trying at times and in some cases unsuccessful as some buyers still find an element of skepticism regarding the strength of our economy etc. while determining which way to go on their deal.

2.  I found a large influx of stock market based professionals sniffing around Naples real estate in January. I worked with 5 professionals myself many of which were involved in hedge fund type business.  While the feeling was unanimous about uncertain economic conditions, I found some buyers tried to use that as a negotiating tactic (unsuccessfully) while others pulled the trigger and got their deal.  I thought this was a very curious wave through our market since many of the people I talked to felt like we are due another stock market correction sometime this year. This makes me wonder if that’s why they’re looking at repositioning some of their personal equity here.

3.  Even with the level of uncertainty I’ve seen, there is still positive traffic occurring in the Naples real estate market at this time. Here are the statistics for Naples properties that closed between January 1 to February 5th 2013 compared to last year:

  1.  Naples sales were up 3% this January compared to last.
  2.  Naples sales are up 38% for the first few days in February compared to last year.
  3. Naples property sales listed at one million and above are up 6% compared to last year.
  4. Average list price to sales price ratio for Naples property increased 1.5% to 94.9%
  5. Market time dropped 5%
  6. Average list price increased 17%

On a side note I think it’s curious I’m seeing a very tiny slight uptick in contract back outs this year…is that due to uncertainty or buyers feeling slighted when it comes time to negotiate repairs??? I’m not sure…

4.  Other big changes I’ve seen this year that won’t be counted on paper is the seller’s willingness to do repairs at their expense.  While some sellers will fix everything on an inspection report because they feel it is the right thing to do, some are now saying no to additional expenses.  For the past several years sellers have been willing to do just about anything to keep their deal together.  I’ve seen many instances this year where the seller was unwilling to do repairs at their expense.  This is something you need to take in account as a small percentage of people expect to use property condition as a time to renegotiate or achieve further concessions.  Repair concessions might be considered a bonus going forward.

5.  There’s 93 new homes on the market right now!  I just hit the launch in Quail West and Mediterra last week.  There are some neat new design and materials they’re using and it’s definitely worth it to check out what’s going on in the models if you get a chance.  Other locations where you can find a fabulous new Naples home is:
1.  Aqualane Shores
2.  Audubon
3.  Coquina Sands
4.  Escada at Tiburon
5.  Estuary at Grey Oaks
6.  Moorings
7.  Olde Naples (12 to choose from there)
8.  Park Shore (5 to choose from here)

That’s all for now! Please remember if you’re headed to town and want to hire me to assist you with your purchase to call in advance!  I want to give you the best service possible.

For my northeastern friends, stay warm and safe during this blizzard.

Best Regards,

Shannon
Your Naples Smart Girl!

I performed an extensive analysis on Pelican Bay today to help a buyer better explain his price position on his offer. If you’ve been following my Naples real estate blog or if you’ve had your ear to the ground here in Naples, you’ve heard two things repeatedly.

  1. There’s no inventory
  2. We’re expecting a very busy buying season

With sales steadily increasing buyers are losing power in negotiations.  It’s been an interesting pre-season to say the least. As an example there were 1,604 sales from October to December 28th last year in Naples Florida.  This year there were 1,923 (up 18%). That has clearly put a new tone in listing agent and seller’s voices and you can’t hardly blame them…they’ve been waiting a long time to get the upper hand again and many feel like they have it…but do they?

Having a thorough understanding of a market is one of the most valuable assets a real estate agent can possess and sadly few can analyze a market well enough to have an undeniable understanding.  Unfortunately the data can be difficult to figure out and in some cases there isn’t enough data to properly assess to get a true value of a property.  That’s where my Pelican Bay analysis came in today. 

For the sake of confidentiality, I’m not going to discuss the exact location within Pelican Bay my buyer is targeting but because there was a strong discrepancy regarding current values in the location, I broadened the scope of my analysis to check my accuracy of understanding the Pelican Bay market. 

This is when negotiating can get tricky. The listing agent in this case was clearly holding tight to the idea that just because one buyer clearly over spent means that there’s a well defined much higher market value in the neighborhood…total bummer.  So I held tight to the other Pelican Bay sales that made more sense while finding visions of holding hands merrily to the closing table were quickly fading…eh…been here before. So here’s what I found out about our current Pelican Bay real estate market.

The short answer to, “is there going to be more foreclosures in Naples“? Is yes.  It’s normal for there to be some level of distressed properties in our market. In fact, there are currently 159 foreclosures on the market which represents 2.9% of the overall market.

But if you are primarily interested in Naples luxury real estate, I wouldn’t get too excited.  There are only 2 properties listed over $1,000,000 that are being advertised as foreclosures. That represents .0003% of the total active Naples real estate inventory.  One is in Grey Oaks the other is located in Naples Boat Club. Neither of these properties are priced less than 1% of what the tax appraised value shows so I would hardly consider that a deal.

In fact after reviewing the entire list, I could only find two more properties located in any of the 18 Naples neighborhoods I follow on a continuous basis. Both of those happen to be located in Pelican Marsh. Both of those properties were also listed within 1% of what the tax appraised value states. Clearly, I would not consider foreclosures in Naples as a widespread viable opportunity for deal.

Are there deal opportunities in Naples short sales???

Currently there are 273 “potential” short sales on the market in Naples which counts for barely 5% of the Naples active inventory.  Once again there are only 7 properties listed over $1,000,000 and while listing agents continue to list properties as “potential short sales” that doesn’t mean there’s an opportunity for a deal. 

The short sale process can be a tear jerking experience.  Specifically, even if you negotiate your deal with the seller, your deal closing is ultimately at the discretion of the seller’s lender and the chief decision maker has no dog in that fight. That’s why it’s common to find evidence in the listing history where the property has been placed under contract and has gone back on the market in some cases several times.  That’s a pretty good sign that the bank isn’t dealing or is taking so long buyers are giving up.  Sometimes you’ll see price manipulation in there as well. It’s common to see prices going up or down in efforts to either pull in an offer or accommodate a bank’s demands.  Ultimately they’re time consuming which in an appreciating market with low supplies, that problem could cost you considerably.

Where’s the best opportunity for a Naples luxury deal? Find an end user who doesn’t mind leaving a few bucks on the table but retire your efforts completely if you’re expecting huge discounts of list prices.

The tone of the large majority of my buyers during the past several months is NOT “get me a deal”. Don’t get me wrong, nobody begs me to overpay either but the whole concept of buying Naples real estate at large discounts and distressed values is by and large over.  The overall tone of most buyers I’m working with is,  “find me what I want” which is becoming a bigger problem by the day.  Currently I am working with more than a handful of buyers who want what is not currently on the market and they are for the most part, crossing fingers I can just find it and hoping they can pay market value.  A couple of buyers have even come to terms they may not pay market value but perhaps slightly over to get what they want.  The days of hovering over MLS and getting creative about finding ready and willing sellers is back.

You are going to do best if you get down here now and cut your deal.  The longer you wait this year through season, the higher your chances of smaller inventories, higher pricing and competition with other ready, willing and able CASH buyers. and if there’s any point I’d like for you to consider most it’s this:

If you see something you like, PLEASE MAKE A MOVE NOW! Do not wait until after the holidays to do something. 
I realize you may be busy and I will make every effort to assist you but waiting can very easily cause a problem.

(Let me make a quick disclaimer here:  If we fall off that dadgum fiscal cliff…that might change my whole spill. I am only a REALTOR and not a fortune teller or a clairvoyant so please contact your favorite one of those people for further insight regarding that matter. :). If we continue as we are…it will get messy…for sure…oh and if the end of the world happens on the 21st of December…then all bets are off)  :)

Here are a few points to support my Naples real estate market heat up hypothesis:

On my Naples real estate website for the first 9 days of December:

Why buy Naples real estate

The last thing I want to discuss is SHADOW INVENTORY. Remember hearing about all that talk about shadow inventory?  Oh we’re in so much trouble because there is a looming 20 zillion properties that will go on the market when the current inventories shrink…???!!!

Listings taken in the month of November compared to last November are down 13%.  For the first 9 days of December, down 38% over last year. Will there be more as season progresses…I sure hope so! At this point I am already checking MLS several times a day for customers who are waiting for specific properties.

Please contact me asap if you are planning a Naples visit and expecting to purchase Naples real estate. I want to accommodate you the best way I know how and would be totally bummed if I did not get to assist you personally.

If you’re thinking about selling your Naples real estate, please let me help you so you can get your best price with the least amount of hassle.

PS~ There’s 10 days til winter!

Best Regards,

Shannon Lefevre, PA
Your Naples Smart Girl!

Good Day Naples Friends,  Tis the season! Naples real estate buying traffic is strong, activity is high and lots of exciting new Naples real estate happenings are occurring…

In fact, I just wrote a magnificent Naples real estate post about how the Naples seller behavior is changing only to realize for the sake of some of my deals on the table, I better not post due to the fact that I would not be writing in the best interest of my current clients.  Many times when my posts slow it’s because I’m very involved in deals I simply can’t write about for the sake of confidentiality.

I fear the content I can’t share will not give you what you need to be in the know and have the edge you deserve for being one of my Naples real estate subscribers.  So here, I will speak in generalities and if you would like details, I’m a phone call or email away.

1.  Sellers are getting very confident with some increased pricing but more importantly very tight negotiations.  This is different than years past.  The biggest news is that behavior is inconsistent which is going to cause a ripple of drama.  Buyers not ready for hard negotiations may want to react accordingly and find themselves suffering in the long run because of it.  Call me for details on this.

2.  Some sellers need to be strategic about buying and selling here in Naples.  Some sellers are taking their properties off the market because they can’t find another property to replace what they have when they sell.  Until recently it was easy for Naples sellers to put their home or condo on the market, wait for a sale and then have a nice selection of Naples properties to choose from when they get an acceptable offer.  I just lost a deal due to the fact the seller couldn’t find another place to go and didn’t want to move twice. We might get it together in the near future but this was a downer for my buyer.  We might be going toward a market where some of our more affluent Naples sellers need to go out and find what they want first, purchase and then put their place on the market.  It’s hard to believe I’m saying that out loud in this very turmultuous economic state this country is in but it is true depending on where you want to go and the location of your current property.  Many areas of Bay Colony is a place where you could do this pretty easily provided you are priced appropriately when you sell.  It’s very wise to have a Naples real estate expert help you do this.

3.  If you like to shop for Naples deals there are some good negotiation opportunities for locations like:

Collier’s Reserve, Port Royal, Grey Oaks and Quail West.  All of these locations are showing some oversupply with slightly under or over 1.5 years of inventory.  Keep in mind each negotiation may go differently so if it is at all possible (which it should be since your main motivation here is the “deal”)you will want to go in and choose 3 properties and know the first one or two may not go your way but I do think some sellers here should show you some flexibility still.  That is probably not going to be the case in areas like Park Shore, Aqualane Shores and Olde Naples since inventories are light and traffic is heavy.

4.  Intelligent agents are putting deals together and/or keeping deals together that may not have made it otherwise.  Because the tables are turning a bit it takes a different and sometimes very aggressive approach to getting the deal done. Smart Naples agents know how to find solutions to problems whether it’s property condition, beginning negotiation stale mates and other tricky aspects of the contract to close timeline.  I have also seen a few examples where inexperience or lack of business acumen has obliterated a deal to pieces…very sad. 

It was said the other day during a John R. Wood board of directors meeting (I currently hold a position there thanks to having the honor of working with some fantastic clients) that some sellers will think they can get their deal done without an agent now that the market is turning.  If getting the deal done is your goal, that’s fine…but if getting the deal done with the
1.  highest and best price
2.  timeline you prefer
3.  and without additional exposure to expensive legal issues

is the goal, having an excellent Naples Realtor with their vast network of experienced professionals behind them may be a small price to pay in the long run…especially if you’re talking about some of the bigger ticket items around town. 

Friends, these contracts look very simple and they are for someone who assist people with them everyday. I have found the most successful buyers and sellers hire the best Naples real estate professionals to handle their real estate business because:

1. They have more time to do what they really enjoy doing.
2. They recognize the value in someone having the experience they do not in handling some of the local behavioral aspects that arise during the marketing and negotiating of their property.
3. They understand the vast network of professionals that stand behind their Naples Realtor to get the job done in the best most convenient way.
4. They know their Realtor and network will keep them performing within the timeline of their contract.
5.  They can get the extra assistance they need when things get emotional…let’s talk about that one.

The most legal exposure occurs when times are most emotional.  When is real estate emotional?  When there is a clear upper hand and a clear underdog ie. when it is a Buyers market or a Seller’s market.

YOU SCREWED ME!

That feeling doesn’t naturally occur for the most part in a happy, amicable, stable, even market.

It can be tough for sellers and/or buyers to not want to inch a little closer towards the edge when they feel like they have a solid edge to negotiate and it can be easy to completely and unknowingly go over that edge when performing to a contract. What I mean by that is that sometimes when the intentions are completely honorable you can cross a legal line that can get you in a huge pile of crud.  It can cause a horrible legal stink that ultimately the guilty party would’ve never caused to happen had they known what their legal responsibility was.  Because of our experience, we can say….ehhh that may not be such a great idea, here’s why… This is one of those points I’d love to follow up with an example but I can’t.  Call me for details on this one.

Ok, that is all I have time for today.  Buyers, put your helmets on! Give me a call, let’s make a date and let’s do this!!!

Sellers, give me a shout! Let’s make a plan and let’s get rolling!

PS~ Days til Winter = 20!!!

Best Regards,

Shannon Lefevre, PA

Your Naples Smart Girl!

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