In this week’s #Naples #Florida open house report you got the 3 hottest listings, all Naples open houses and compelling Naples market stats! Did you get your copy? Sign up here: http://shannonlefevre.com/open_houses

IF YOU ASKED ME ABOUT MORAYA BAY #NAPLES, YOU NEED TO CALL ME ASAP.

#Trulia report #PortRoyal med. Sales $ went from 7m to $7,950,00 back to 7m in 30 days…what? See what’s left here: http://ow.ly/IL9XK

#Trulia reports median price in #AqualaneShores decreased 175k in the course of a month. See what’s available here: http://ow.ly/IL7E3

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

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