Ian's Blog

Naples, Florida Update-202 Closings In November

2007-12-03T12:43:25Z

Thats right, over 200 homes sold in Naples in November!

31 Homes sold between $1,000,000 - $1,999,999

10 Homes Sold Between $2,000,000 - $2,999,999

4 Homes Sold between $3,000,000 - $3,999,999

1 Home Sold between $4,000,000 - $4,999,999

1 Home Sold Between $5,000,000 - $5,999,999

1 Home Sold Between $6,000,000 - $6,999,999

Lastly an 8,000+ s.f waterfront home sold for $10,300,000, thats $1,281.73 per square foot! Buyer know what they want, and will buy it when they see it. This home closed 3 days after it went pending.

Oh did I mention the buyer paid cash!

Naples Florida 10-Day Forcast

2007-11-29T12:28:06Z

Forecast Conditions

High/Low °F

Precip.
Chance

High Temperatures Low Temperatures Precipitation Wind Speed

Today
Nov 29

Partly Cloudy

83°/69°

10%

83°F
Get the Gameday Forecast

Fri
Nov 30

Partly Cloudy

84°/66°

10%

84°F

Sat
Dec 1

Sunny

85°/63°

10%

85°F

Sun
Dec 2

Sunny

85°/63°

10%

85°F
Check Flight Delays

Mon
Dec 3

Partly Cloudy

83°/61°

20%

83°F

Tue
Dec 4

Mostly Sunny

76°/52°

20%

76°F

Wed
Dec 5

Sunny

74°/57°

20%

74°F
Plan a Scenic Drive

Thu
Dec 6

Scattered Showers

81°/60°

30%

81°F

Fri
Dec 7

Sunny

80°/62°

10%

80°F

Sat
Dec 8

Sunny

80°/60°

10%

80°F
Check Your Local Event Forecast

Last Updated Nov 29, 1:24 PM ET

Printable Forecast

Naples, Florida Welcomes La Nina!

2007-11-13T09:43:08Z

"October brought record-breaking temperatures to Southwest Florida. Naples broke a record for the highest monthly average in October with a temperature of 82.1 degrees. The old record of 81.4 degrees was set in 1949. In early October Fort Myers tied a record high of 92 degrees that was set in 1939."

http://www.naplesnews.com/news/2007/nov/12/la_ni_will_bring_warmer_winter/

Our local paper describes our upcoming winter as a mild one due to La Nina. We are expected to experience warmer than normal temperatures this year. Our winters are very mild and absolutely spectacular, ask anyone who lives here. We subject ourselves to some heat and humidity for 3 months to enjoy and gorge ourselves in the sun and sand for the remaining 9 months. Thanksgiving on the beach, Christmas on the beach, going to brunch by boat in December, you just can't beat it.

Charity Golf Event...A Wet Noodle?

2007-11-13T09:09:04Z

Recently, Naples, Florida was the host of an annual charity golf event played by "big wigs" from Wall Street, active and retired executives from Bank of NY, Goldman Sachs, Mellon Bank, etc., you get the picture. It was quoted in the local paper that some even arrived in their private jets! "These are very high-profile people. They have to be invited" as the newspaper article read on.

This is a two-day event, including a gala dinner at one of the most prestigious golf clubs in SW Florida. The event would raise money for the fallen widows of the NY fire Department resulting from the horrendous 9/11 tragedy.

As a former resident of NY, this is a great cause. I applaud these people for their efforts. However it is difficult to stomach the fact that the paper indicated they expected to raise $2,000 for the charity...? With some of the country's most affluent and powerful executives in the financial world, this is down right disgusting. I was hoping this was a typo, but its been almost 3 weeks and no correction.

Metallica Makes Listings!

2007-09-13T13:44:30Z

Listing presentations can be very invigorating, to say the least. We are contacted by the proposed seller, which prompts us to ask all the right questions, followed up by researching the market, scheduling an appointment and ultimately viewing the property. My typical pre-game routine involves compiling all the available information, organizing it into a format the prospect can understand and try to focus on keeping it simple. The key is to offer information that is not easily accessible by the average person. "Information that is specific to being in the industry, living, eating breathing and sleeping in the industry, somthing pertinent they would never know, thats how we becomes experts "*. I have my bag of ammunition (Market analysis, etc.) in hand and I leap into my car. Before I throw it in Drive, i click on the "go factor button", yes I said the go factor button. This happens to be the play button on my CD player, quick to follow is the "Enter SandMan" album by Metallica. The hair on my arms stand on end as I pull out of the parking lot. Scouring through traffic to the beat of the drums and belting out the lyrics to "Wherever I May Roam" I feel the anticipation, the adrenaline and a bit of the jitters. This is all immediately erased as I perform my air drum solo at each traffic light (I'm pretty good, although I had to remove the door magnets from my car so I would not be known as a crazy Realtor. There are a lot of traffic lights in Naples). I will warn you to keep the drum solos to a minimum, showing up to the listing in a sweat can be misconstrued. Music has such an impact on my mood and motivation in everythin I do. I found this to re-activate my excitement as to why I am in this business, and why I love what I do. The drive to the appointment is too late to second guess your preparation. Its time to put on your game face, or helmet depending on who your dealing with and GET PSYCHED!!

I must admit the return trip is much more subdued and usually consists of Neil Diamond as I am usually whooped and need to recoup.

*I have to disclose this tid bit (which is highly effective) was passed on to my by my cohort Shannon Lefevre.

Wanna Noodle? Keewaydin Island Is It!

2007-09-11T17:47:02Z

Wanna Noodle? This has become a huge past time at Keewaydin Island near Naples, Florida. With the Gulf of Mexico to the west and Hurricane Pass to the East, as the tide changes, the water current picks up swiftly. Outgoing tide? Grab your Noodle and walk to the north end of the beach with 10 friends, hop in the water and float with the tide past the 80 other beached boats. Grab Noodle again, REPEAT. Each trip can last up to 10-12 minutes depending on tides. Its a great way to meet people and relax.

As one of the 30,000 boaters that will visit this island this year, I can tell you this is a great get-away from the daily grind. On any given Saturday or Sunday, there can be upwards of 100 yachts/boats/canoes/jet skis, you name it, beached along this barrier island. They set up folding chairs, plant red, orange, blue and green umbrellas and canopies. They unload cooler chests and BBQ grills, and stake temporary and shared claim to a few square feet of public real estate. Come for an hour or stay all day. Trust me you'll want to stay for sunset. Did I mention we can do this all the way through December!

A quick 35-40 minute boat ride through the intercoastal from Naples Bay gets you there. You'll see dolphins, Bald Eagles, Manatees and other wildlife unique to the area along the way. Situated half way between Naples and Marco Island, Florida, the beach attracts those from all over. Forgot lunch...? No problem, stroll down to the pontoon boat with the big sign that says "FOOD". You can purchase anything from a hot dog/cheesebruger and drinks to a grilled chicken sandwich for the health nut.

Holidays are especially busy; visitors will camp out on the island for New Years Eve (because yes its still warm here), Memorial Day, 4th of July and Labor Day are the big ones.

For more information on Waterfront Real Estate or Keewaydin Island in Naples, Florida, feel free to contact me at: IButler@JohnRWood.com

Market Update-Royal Harbor, Naples, Florida

2007-09-11T10:29:22Z

For boating enthusiasts, whether it's fishing, diving or just cruising, Royal Harbor offers it all. With over 400 single family homes on the water, you can choose between deep inland canals or directly on Naples Bay. We have added one new listing over the past week for a total of 43 active, 4 pending and seven sold since Jan 07 with closed sales prices from $950,000 - $ 2,990,000. You have your choice between furnished spec homes ready to move in, vacant lots to create your own waterfront palace or previously owned homes.

Royal Harbor is located within the City of Naples, approximately 1 mile from downtown 5th Avenue shopping and dining. Another 1/4 mile and you are lying on the beach.

For more information on this beautiful community feel free to contact me IButler@JohnRWood.com

Ever Been Asked What We Do? Here's Over 100

2007-09-10T19:14:14Z

Pre-Listing Activities

Make appointment with seller for listing presentation
Send seller a written or e-mail confirmation or listing appointment and call to confirm
Review pre-appointment questions
Research all comparable currently listed properties
Research sales activity for past 18 months from MLS and public records databases
Research "Average Days on Market" for this property of this type, price range and location
Download and review tax roll information
Prepare "Comparable Market Analysis"(CMA) to establish fair market value
Obtain copy of subdivision plat/complex lay-out
Research property's ownership and deed type
Research property's public record information for lot size and dimension
Research and verify legal description
Research Property's land use coding and deed restrictions
Research property's current use and zoning
Verify legal names of owner(s) in county's public records
Prepare listing presentation package with above materials and HomeTrack^TM information
Perform exterior "Curb Appeal Assessment" of subject property
Compile and assemble formal file on property
Confirm current public schools and explain impact of schools on market value
Review listing appointment checklist to ensure all steps and actions have been completed

Listing Appointment Presentation

Give seller an overview of current market conditions and projections
Review agent's and company's credentials and accomplishments in the market
Present company's profile and position or "niche" in the marketplace
Present CMA results to seller, including Comparables, Solds, Current Listings & Expired
Offer pricing strategy based on professional judgment and interpretation of current market conditions
Discuss goals with seller to market effectively
Explain market power and benefits of Multiple Listing Service
Explain market power of HomeTrack^TM, IDX and Realtor.com
Explain the work the brokerage and agent do "behind the scenes" and agent's availability on weekends
Explain agents role in taking all calls to screen for qualified buyers and protect seller from curious seekers
Present and discuss strategic master marketing plan
Explain different agency relationships and determine seller's preference
Review and explain all clauses in Listing Contracts & Addendum and obtain sellers signature

Once Property is Under Listing Agreement

Review current title information
Measure overall and heated square footage
Measure interior room sizes
Confirm lot size via owner's copy of certified survey, if available
Note any and all unrecorded property lines, agreements, easements
Obtain house plans, if applicable and available
Review house plans and make copy
Order plat map for retention in property's listing file
Prepare showing instructions for buyers' agent and agree on showing time window with seller
Obtain current mortgage loan(s) information: companies and loan account numbers
Verify current loan information with lender(s)
Check assumability of loan(s) and any special requirements
Discuss possible buyer financing alternatives and options with seller
Review current appraisal if available
Identify Home Owner Association manager if applicable
Verify Home Owner Association Fees with manager-mandatory or optional and current annual fee
Order copy of Homeowner Association bylaws, if applicable
Research electricity availability and supplier's name and phone number
Research and verify city sewer/septic tank system
Verify security system, current term of service and whether owned or leased
Verify if seller has transferable Termite Bond
Ascertain need for lead-based paint disclosure
Prepare detailed list of property amenities and assess market impact
Prepare detailed list of property's "Inclusions & Conveyances with Sale"
Compile list of completed repairs and maintenance items
Send "Vacancy Checklist" to seller if property is vacant
Explain benefits of Home Owner Warranty to seller
Assist sellers with completion and submission of Home Owner Warranty Application
When received, lace Home Owner Warranty in property file for conveyance at time of sale
Have extra key made for lockbox
Verify if property has rental units involved. And if so
-Make copies of all leases for retention in listing file
-Verify all rents & deposits
-Inform tenants of listing and discuss how showing will be handled
Arrange for installation of yard sign
Assist seller with completion of Seller's Disclosure Form
"New Listing Checklist" Completed
Review results of Curb Appeal Assessment with seller and provide suggestions to improve salability
Review results of Interior Décor Assessment and suggest changes to shorten time on market
Assign HomeTrack^TM login and password for sellers to check progress

Entering Property in Multiple Listing Service Database

Prepare MLS Property Profile Sheet - Agents are responsible for "quality control" and accuracy of listing data
Enter property data from Profile Sheet into MLS listing Database
Proofread MLS database listing for accuracy - including proper placement in mapping function
Add property to company's Active Listing list
Provide seller with signed copies of listing agreement and MLS profile sheet data entry form within 48 hours
Take additional photos for upload into MLS and use in flyers.
Discuss efficacy of panoramic photography

Marketing The Listing

Create print and internet ads with seller's input
Coordinate showings with owners, tenants, and other Realtors®
Return all calls - weekends included
Install electronic lock box if authorized by owner and program with agreed-upon showing time windows
Prepare mailing and contact list
Generate mail-merge letters to contact list
Order "Just Listed" labels & reports
Prepare flyers & feedback faxes
Review comparable MLS listings regularly to ensure property remains competitive in price, terms, conditions and availability
Prepare property marketing brochure for seller's review
Arrange for printing or copying of supply of market brochures or flyers
Place marketing brochures in all company agents mail boxes
Upload listing to company and agents internet site, if applicable
Mail Out "Just Listed" notice to all neighborhood residents
Advise Network referral Program of listing
Provide Marketing data to buyers coming through international relocation networks
Provide "Special Feature" cards for marketing, if applicable
Submit ads to company's participating internet real estate sites
Price changes conveyed promptly as needed
Loan information reviewed and updated in MLS as required
Feedback e-mails/faxes sent to buyers' agents after showings
Review weekly Market Study

Discuss feedback from showing agents with seller to determine if changes will accelerate the sale

Place regular weekly update calls to seller to discuss marketing & pricing
Promptly enter price changes in MLS listing database.
Explain seller's responsibilities with respect to loan limits and interpret and clauses in the contract
Ensure seller's compliance with Home Inspection Clause requirements
Recommended or assist seller with identifying and negotiating with trustworthy contractors to perform any required repairs
Negotiate payment and oversee completion of all required repairs on seller's behalf, if needed

The Appraisal

Schedule Appraisal
Provide comparable sales used in market pricing Appraiser
Follow-Up On Appraisal
Enter completion into Home Track^TM
Assist seller in questioning appraisal report if it seems to low

Closing Preparations and Duties

Contract is signed by ALL parties
coordinate closing process with buyer's agent and lender
Update closing forms & files
Ensure all parties have all forms and information needed to close the sale
Select location where closing will be held
Confirm closing date and time, and notify all parties
Assist in solving and title problems(boundary disputes, easements, etc) or in obtaining Death Certificates
Work with buyer's agent in scheduling and conducting buyers Final Walk-Thru prior to closing
Research all tax, HOA, utility and other applicable prorations
Request final closing figures from closing agent (attorney or Title Company)
Receive and carefully review figures to ensure accuracy of preparation
Forward verified closing figures to buyers agent
Request copy of closing documents from closing agent
Confirm buyer and buyer's agent have received title insurance commitment
Provide "Home Owners Warranty" for availability at closing
Review documents with closing agent (attorney)
Provide earnest money deposit check form escrow account to closing agent
Coordinate this closing with seller's next purchase and resolve andy timing problems
Have a "no surprises" closing and present seller a net proceeds check at closing
Refer sellers to one of the best agents at their destination, if applicable
Change MLS listing status to Sold,
Enter sale date and price, selling broker and agents ID numbers, etc
Close out listing in Home Track^TM

Follow up after Closing

Answer questions about filing claims with Home Owner Warranty company if requested
Attempt to clarify and resolve any conflicts about repairs if buyer is not satisfied
Respond to any follow- up calls and provide and additional information required from office files

Take It Or Leave It!

2007-09-10T14:34:54Z

How many times have we all sat at the table/desk after listening to a pontential listing customer explain why his/her home is the best in the community/block/neighborhood. None of which is marketable or even digestible be the genereal public. When it comes to arriving at a listing price, the inner struggle begins...

Do I take it for the sake of taking it?

Am I trying to get into this community/neighborhood no matter what?

Will this listing allow me to market myself differently (i.e. sneaking into the luxury real estate market)?

I have had success with this multi-line phrase when they want me to take an over-priced listing. "I could take the listing at this price, and 6-12 months from now when it hasn't sold, you (the seller) will be disappointed, if not upset with me, I will be upset with you because I knew it and spent a lot of hard earned money marketing something that didn't sell. I've had the pleasure of meeting you and your family, and I don't want to ruin that because of this listing appointment. As we know the power of NO is huge in a listing appointment, the problem is getting the nerve to say it!

Return Phone Calls!!!!!!!

2007-09-08T13:17:18Z

This absolutely floors me to the point I wanna cry, yes I said cry! In todays (insert any adjective you want) market you would think if you received a phone call on your listing from an agent with a buyer wanting to present an offer, you would call them back. I have a buyer willing to put 50% down, no contingencies close in 3 weeks and the listing agent won't get back to me. The listing agents broker won't wither. HOLY CRAP! What is wrong with this picture. My broker even called the other broker, no call back. Oh I forgot its listed at $829,000, the offer would be $750,00, slam dunk. This is what gives our profession a bad name. My buyer thinks I'm nuts and doesn't understand, actually thinks the other agent is more nuts. If anything happens I'll let everyone know. In the meantime pray, I am.

"Show Me Some Love For Where You Live" (Passion For Your Market)

2007-09-07T08:24:04Z

Having passion for your market extends beyond real estate. Its about having a genuine interest in where you live and conduct your business. Knowing the history and the community, in addition to actives/pendings/closings. Being able to talk about your market with a sense of purpose, feeling and true love for living there; thats priceless. Particularly when your dealing with relo's or second home buyers from out of state. Think back to why you moved there, or why you never left.

Naples, Florida has been my home for the last 14 years. I love the lifestyle, the quaintness, the opportunities, the weather, the community, the food, the boating, etc. I could go on forever but I think you get my point. "Show me some love for where you live"!

Do You Know What You Don't Know? Because I Don't.

2007-09-07T08:08:47Z

How many times has a customer/client asked you a question and you were not 100% sure of the answer, yet you answered it anyway, maybe with a little fluff on it...just in case. Because I don't know what you don't know, and vice versa. I am comfortable in saying that we all probably have, may not in your professional world but certainly possible in our social world. I have recently been reminded of the power of "I want to be accurate when I answer that question for you, so if you would give me till the end of the day to give you that information, we will all be comfortable". Then call them back in an hour with the answer. Knowing what you don't know, and knowing that you don't know it can keep you out of the hot seat with your clients, and out of the referral seat all together.

Be Different-Stand Out

2007-08-30T13:34:08Z

Who else is sick and tired of seeing the same marketing/advertising by Realtors? Slap your Olan Mills picture on your card and off you go. Look at publications in magazines, what do you see, a small picture of someones head and a big picture of someone's house, a small picture of someones head and a big picture of someone's house, a small picture of someones head and a big picture of someone's house, you get the point. We all advertise in the same publications, almost as if we are advertising to each other more so than the consumer. I know I've done it. Here are some "ah has" I've received as a result of talking to the general public; putting multi-million dollar producer on my business card, all that does is reinforce to the public we make WAY too much money, which we all know isn't the case. The public assumes that if we say $20M producer, that we made $20M, I wish. Its about educating the public in what we really do. If your not sure all the things we really do, my next blog will cover that.

And last but not least, if we all advertise the same way in the same media publications, how in the world is anyone supposed to know the different between a part time agent with little or no business from a full time, rock star agent? Your guess is as good as mine. Be Different, Stand Out and Sell Real Estate!

Wanna Sling Fish?

2007-08-29T15:51:52Z

Who in the world wants to get up at 4am to sling dead fish all day? The employees at Pike Place Fish Market love it and have an audience everyday! These three books discuss the work atmosphere at The Fish Market in Seattle. If you've been there you know what I mean. It is perfect for the state of our market right now and how all our attitudes on work/life is actually our choice. A collection of great books that are short and easy to read yet have a POWERFUL outlook on the way you treat your job/career/profession. There's 3, Fish, Fish Tales & Fish Sticks. written by Stephen Ludin, Ph D, John Christensen and Harry Paul. Fish On!

Staging: Pros and Cons

2007-08-28T15:18:28Z

I have heard both sides of this scenario in my market and wondering if it differs in other markets. I know in my market it works great for luxury homes, but what about older homes that may need some work? I get asked all the time, should I furnish the listing or not, so far I'm at 50-50. Any opinions/experience would be greatly appreciated, for me and everyone.

Media BLAST!

2007-08-28T10:27:59Z

Has anyone found an effective way to counteract the media and their views on Realtors and Real Estate. Along with a few collegues I have used the blog on our local newspaper which I think did some good. However it has since fizzled and become stale. I understand education and time spent with people around us works, but I'm looking for some new innovative shock & awe strategies!

Discount on Homeowners Insurance Policy

2007-08-28T08:22:18Z

The State of Florida recently passed legislation requiring insurance companies to offer their policy holders the opportunity to receive a "Building Code Discount". In order to receive this discount the homeowner must hire a licensed contractor/engineer to conduct an inspection of the home. Your insurance company should be able to provide you with a list of approved inspectors.The inspector completes a "Windstorm Loss Reduction Rating Plan Survey". Most of the survey involves the exterior, but they will need access to your crawl/attic space. The entire process takes only an hour or two, and the survey questions primarily relate to compliance with Florida Building Codes for the home's roof and windows. The survey is then submitted to your insurance carrier and the amount of discount is determined based on the survey results. Discounts can be substantial, possibly ranging from 10-50% of the annual premium.The inspection is done only once and the discount applies to the lifetime of the policy. The average cost of an inspection is $150 for a home of 3,200 sq. ft. or less. The insurance industry has also informed us that:

• The program also applies to condominiums, so condo associations may want to consider getting such an inspection (inspection cost will be more than $150). It generally does not apply to commercial buildings since these are underwritten on an individual basis based on construction and other factors.

• There is no potential penalty or increase in premium, i.e., your premium should not increase as a result of the inspection. It is unknown whether a possible exception to this rule could be falsifi cations on the original policy application that are discovered during the inspection.

• Homeowners with older homes are more likely to see minor or no discounts, since their home was probably built to lower wind standards.

Please contact your insurance agent so that you may benefi t from this information.

How Do You "Buy" A Better Rate

2007-08-28T08:08:03Z

Do you plan on keeping your loan for a while? Then it may make sense to "buy" a lower interest rate by paying one or more "points." Even if you're unsure of how long you plan to keep your mortgage before you move or refinance, paying points now for a lower rate may make sense. For example, do you have a high-paying job now but you think you might change careers in the next few years? We can help you sort it out. It's part of our finding the right loan for your means and goals.A point -- which equals one percent (1%) of the total loan amount -- is an up-front fee that lowers your monthly interest rate and total interest due over the life of the loan. So, a one point loan will have a lower interest rate than a no point loan. Basically, when you pay points you trade off paying money later in favor of paying money now. You can pay fractions of points, meaning there are a lot of points packages that can make a loan's terms more favorable if that's what's right for you.There are a variety of rate and point combinations available. When you look at different loan programs, don't look just at the rate -- compare the whole package. Federal law requires lenders to publish their loans' Annual Percentage Rate, or A.P.R. The A.P.R. is a tool used to compare different terms, offered rates, and points.