Oh heck, some of you know I can't just let the picture speak for itself. This one is of Port Royal Naples Florida. Boating through this neighborhood at sunset is truly a treat especially during season when most of the owners are occupying their properties. The Naples Princess (no that's not me, it's a boat) offers sunset cruises through here at affordable prices. It's worth the price of admission and you can do cocktails/hors d'oeuvres or the full dinner option!
If you'd rather skip the cruise and just reside here instead, give me a call. Prices start at just $2,595,000...that's a bargain considering you couldn't tip toe into Port Royal for less than $4,000,000 just a few short years ago!
For those of you who don't know, Naples Florida is widely considered a luxury location and although not every area is expensive, some Naples golf communities and most Naples beach communities are expensive and considered luxurious locations. Although Naples proper isn't considered massive in size, Collier County is quite large and for one to consider themselves an expert for the entire county is simply unrealistic and here's why:
There are currently:
8,992 active listings in Collier County
976 active with contingency contracts in Collier County
840 pending properties in Collier County
61,386 closings in Collier County (provided in MLS)
22,486 terminated listings in Collier County
50,416 expired listings in Collier County
724 withdrawn listings in Collier County
Being a specialist means knowing your trade! That means the agent is familiar with much of the inventory and possess a great working knowledge of current property values, negotiating trends and maybe even have a solid network of other Realtors or vendors who are also familiar with the area as well and who can help assist with details and/or negotiations on contracts.
How valuable is the agent who specializes nowhere but goes where ever the buyer and or seller may take them? Not much...that's why you'll find the most successful Realtors in Naples do not go everywhere. The most successful agents work just a handful of areas because they know those areas very well and can provide a real service to their buyers and sellers.
Typically you'll find Naples luxury Realtors do most of their business west of Tamiami Trail (that's the main corridor that lines the beach) although it isn't uncommon to find some experts who specialize in one neighborhood and that is ALL they service. There are also a handful of agents who have chosen specific Naples golf communities off the beach corridor as their area of specialization. It's a choice they make to insure they have the knowledge and expertise to be the best. Most buyers want to work with the best therefore there is a very strategic plan and sometimes expensive price to pay when agents determine a finite market and go after it while passing up on business in other locations.
This brings me to the interesting conversation I had with someone today about Realtors and consumer perception.
He was telling me a story about how he had a seller he needed to refer to one of his Realtor clients. He picked Realtor "B" because...I am less than 2 weeks away from having a baby and because Realtor "C" said, "she doesn't work that area"....as he rolls his eyes. I asked him if he knew why she said that because what he thought and what she was really saying were two different things. He told me he thought she must think "she's above" working that price range...
Here's what I said next. This isn't a matter of being "above" anything. Realtor "C" specializes in a completely different market and for her to accept business in a market she doesn't know means she needs to either learn it so she can be of SERVICE (which can take a good amount of time) or be an idiot and not provide a great service. She could've easily said, sure...and then performed a crappy job for his client.
Us Realtors see this EVERYDAY and believe it or not, some of us have made a conscious decision to be part of the solution!
Buyers do not want to work with agents who do not know what they're showing and do not know how to negotiate.
Sellers do not want to list their homes with agents who do not know how to sell it and do not have the network of people to help them do it.
So the next time you hear a Realtor say, "I'd love to help you out with that but I'm not the one for the job....
THANK THEM for having the business acumen to refer you to someone who really is a specialist for what you want.
THANK THEM for not being greedy by putting their visions of paychecks ahead of your best interests.
THANK THEM for being honest.
On the flip side of that the next time you ask an agent if they cover the whole State in which they have their license...their license may go that far but the intelligence doesn't. If you want to hire a Jack Of All Trades...well...You'll Get A Master At None!
On June 19th I wrote about the possibility of Collier county commissioners voting in mandatory code inspections for foreclosed homes. You can read about the past post here. Needless to say, there was a standing room only turnout for that meeting with 37 people scheduled to debate the proposed ordinance. Not only were Realtors present but members of the Collier Building Industry Association were there as well.
The good news is the commissioners are allowing NABOR and CBIA to come back in September with a proposed solution because they did not vote in the current proposal.
This should also be considered as a nice little window of opportunity for banks and investors who are dragging their heels about accepting offers on foreclosed properties. I firmly believe some sort of ordinance will pass which will ultimately mean more cost to those banks and investors when selling. Now, they've all been fair warned and have real time to resolve their issues, get those properties moved before the ordinance goes in place. If they still snooze...well...I don't think they're going to get much sympathy now that they this extra time.
The concept behind the ordinance is great...how the ordinance was written and feared to be passed was horrible. You can read more about the details here.
Big decisions may be determined regarding Clam Bay, the body of water one might describe as the inter-coastal shared between Pelican Bay and Seagate:
While Pelican Bay has been a huge advocate for protecting and preserving the natural sanctuary of Clam Bay and touting tranquil kayaking and canoeing to their members as part of the membership amenities offered through Pelican Bay, the neighboring community, Seagate, has different interests...which are pretty easy to understand after taking a closer look:
Seagate is home to nearly 80 home-sites offering waterfront but really no navigability to the Gulf of Mexico...BUT...
If Seagate gets their wish on Tuesday, not only will those new navigational markers go up but they are also crossing fingers for dredging a four foot deep channel in Outer Clam Bay which could open those waters up and allow those properties to appreciate almost over night since they'll then be able to market and sell those homes as true Gulf access properties. This wouldn't necessarily be a bad thing either considering some of the homes in this little area need some attention.
Seagate isn't the only neighborhood who could benefit. 8 condo and villa communities in Naples Cay may also see some benefit. Those are:
I could be all wrong here but what County Commissioner is going to turn down a project that is going to ultimately bring more tax dollars to the table? We all know when property values go up, taxable dollars go up and in a county where they're trying to creatively figure out how to meet budget demands...
In the not so technology advanced sleepy town of Naples, I'm often asked about this "blogging" thing. This "blogging" thing...hmm..this "blogging" thing...so here's what I think, what I know and why I do it.
My favorite part about this "blogging" thing is that it helps me attract people who are attracted to what I blog about. That's why it's important to blog about stuff you like, stuff you're interested in and stuff you want to be listing and selling. If you're blogging towards hot topics you don't give a hoot about well...you're blogging to people you're probably not going to have a great deal in common with which counteracts that whole..."I love doing what I do" thing.
(Now I must apologize to the blogging gods right now because this season brought forward a weird group of people I was NOT intentionally trying to capture and it freaked me out so bad I all but stopped blogging. After a serious heart to heart with one of my favorite bloggers, Chris Griffith who is also a fellow Rainer, she convinced me not only was I not going to escape the creepy people by not blogging but that I would stop attracting the great people I was attracting before when I was blogging. Oh crud! So with a bit of anxiety of sneaking back into the blogging world for fear of stirring up the crazies and with a super colleague ambitiously after my lead spot for Naples Florida...here I am blogging away again).
I don't know what it's like where you are but in Naples, REALTORS get busted in the chops for everything from sending mailouts, email campaigns, making unsolicited phone calls and heck, in Naples proper it's just completely against the law to door knock. But truthfully...all of those forms of prospecting are very, very spammy. Most of the time it's unsolicited and with the more solicitations we get the less excited we are to get more...people are just plain sick of being approached. Now this isn't to say that all of those things don't work...but it is to say that maybe...blogging works better!
Here's why:
The National Association of REALTORS 2008 Profile of Homebuyers and Sellers report states that 87% of all homebuyers used the Internet to search for homes...I'm almost positive that's the same percentage that was reported last year but they added 94% of buyers aged between 25 and 44 used the Internet to search for homes...94%??? Ok so if I blog and I blog smart...I can reach all but 6% of the prospect base out there. Uh...I'm in! Not to mention a blog lasts as long as you have it posted (another reason why you want to blog smart) It's also dated so unlike a website, the information is good...the day it is written...maybe longer but it doesn't require you to continuously update like you do your website.
The other part about this crazy Internet thing is that it's not going away...despite all those agents out there who are praying to the computer gods that it will, I think the Internet and blogging are pretty much here to stay. There's too much of a demand from the consumer for it it just disappear. That also means that search engines like Google who thrive on more seasoned content are going to give great content with history a better rank than newer content...at least for now so there's recognition for not just being first but for being best and first. Can it get more fair than that?
Here's great news for some of the more progressive markets out there and (for now) not great news for areas like Naples. That "content is king" saying....REALLY MATTERS! Real estate used to be a local thing but with more and more people hopping on the information super-highway to do their scouting around, their interests are only going to lay where they can be searched and if you're in an area where there are few bloggers and just a tiny amount of interesting content...good luck competing with more tech savvy locations who have already figured it out!
That's about all I have to say about this topic today...
If you're up to speed on Naples real estate you may already know Collier County Commissioners are preparing to vote/pass a mandatory inspection requirement on foreclosed properties. You can read more about the possible Mandatory Inspection Ordinance if you're unfamiliar. Although I don't quite agree with the position the Naples Areal Board of REALTORS holds, I do suggest the commissioners take their time on this possible ordinance.
There's rumors the commissioners may expand the ordinance to include all properties and other alarming attributes. A few concerns I have regarding this issue is the fact that the inspection ordinance will only cover a few points about the property and buyers will mistakenly assume that they're getting a full inspection which is incorrect. The second thing that bothers me is although they may create a few government inspector jobs...with the perceived value of the new inspection they could also be screwing over the other inspectors in the area. The other factor is that they are in no way shape or form prepared to handle the amount of inspections that need to be done which will cause delays and ultimately kill some deals...we really don't need any additional help with that.
There are some good aspects to this possible ordinance if done correctly. First and foremost...we have several lenders, investors and end user sellers who are dragging their feet about getting deals done and while time lapses the condition of the real estate deteriorates. If an ordinace passes with any sort of a grace period...those folks better wake up and wake up fast to get their properties moved or many of them could face additional costs to unload that real estate. I think it's an absolute sin how delayed some of these sales are and it just might put a little gig in their giddy up! :)
I have to admit I do enjoy some of the more astringent ordinances and codes that were passed in Collier County somewhere along the road. It's one of the reasons why our town is as beautiful as it is and why we've been so fortunate to not have the same amount of damage from storms as some of our neighboring areas. Naples has never been the least expensive place to purchase and I seriously doubt it ever will be. I've had lots of potential customers choose other areas for that reason just as I've had a quite a few who purchased in Naples Florida for that reason as well. We are not a "this area fits all" community but we hopefully are a "this area fits you well if you understand the value" community.
If you're interested in attending the commissioners meeting it takes place at 1:30pm on the 3rd floor of the administrative building next to the Court House. If you can't make the meeting you can send your commissioner an email!
Naples area schools get an A rating from Florida! This is exciting news for the Collier County school district and the parents who send their kids to school here! Here's the breakdown for Collier County:
In fact there's only one school in Collier County who received a non-passing grade. Eden Park Elementary is located in Immokalee, Florida where 73% of the kids don't even speak English...in fact almost the entire town of Immokalee doesn't speak English. This is where most of the migrant workers from the orange groves etc. work so anything other than a failing grade I would imagine is a COLOSAL achievement! Since we're talking about achievement and Immokalee...Immokalee High received a "D" and Immokalee Middle got a "C"...69% of that school is non-English...that's pretty impressive!
For more information regarding Naples area schools, you can refer to the Collier County School District website. They have great zoning maps there so if you're considering a move to the Naples Florida area, you can check out the school's grade card and then also see what district you want to narrow your search for your home.
If you're more interested in private schooling for your children, you might consider these Naples Florida private schools.
Best Regards,
Your Naples Smart Girl! (oh...and no, I'm not a byproduct of Naples Florida schools...I grew up in Kansas...ok...enough with the ruby slipper jokes) :)
It's been awhile since you've seen a Pelican Bay Naples Florida real estate update out of me so let's not dally any longer!
There are a whopping 378 active listings in Pelican Bay right now with the lowest priced property currently priced at only $285,000 located in Laurel Oaks at Pelican Bay (that is a steal) and the highest priced property priced at $14,900,000 located in theStrand at Bay Colony
There are currently 35 Pelican Bay properties pending with the lowest listed priced pending sale property listed at $270,000 (no brainer) located in Glencove at Pelican Bay and the highest priced pending sale rolling in at $5,795,000 in Bay Colony Shores
Of the 35 Pelican Bay properties currently pending there are:
5 Pelican Bay single family homes
15 Pelican Bay low rise condos
1 Pelican Bay mid rise condo
10 Pelican Bay high rise condos
4 Pelican Bay attached and detached villas
So far this year there have been a total of 105 Pelican Bay Sales withlowest priced sale selling for only $249,999 located in Laurel Oaks at Pelican Bay and the highest priced sale rolling in at a whopping $16,400,000 located in the Strand at Bay Colony once again!
Of the 105 Pelican Bay Sales there are:
10 Pelican Bay single family homes
33 Pelican Bay low rise condos
4 Pelican Bay mid rise condos
37 Pelican Bay high rise condos
21 Pelican Bay attached and detached villas
Obviously some segments of Pelican Bay are doing better than others with Pelican Bay villas leading the way in sales. In fact there's barely a year of Pelican Bay villa inventory on the market right now! Low rise condos aren't doing bad either but the biggest glut of inventory clearly falls in the high rise product in Pelican Bay.
Sellers: If you're thinking about selling...choose your pricing very carefully. Properties listed over $500,000 are not seeing near the traffic compared to properties priced below $500,000. Be sure your properties are in the best possible condition as well. Pelican Bay properties that are updated, clean and are priced well are clear winners while anything less can sit for a LONG time. Most importantly, if you really don't care if you sell right now, either take your place off the market or wait a bit...
Buyers: Your best negotiation will probably occur in the price ranges above the $500,000 price range but don't expect a heavy discount guarantee. Market times on many of these listings will prove that sellers can and will hold out for their price. There are already some great deal listed but do not expect to realize huge discounts off fair market value and rule but more of an exception.
For more information regarding Pelican Bay, contact me direct!
I remember the lazy days of real estate when I sold in a tiny little market in Granbury Texas. Those were the days when the real estate market didn't change much and once you learned it...well you pretty much knew it...forever. I loved those days when I knew nearly all of the market by heart and could blurt out market data off the top of my head with amazing accuracy...
The Naples Florida market is far from lazy. Even in rough times it changes and when I mean changes...I mean in every direction from amount of inventory to pricing. I feel like I've seen a complete market cycle now coming to Naples Florida when the market was slow after 9/11 and increasing in strength to watching it change on an hourly basis when it was really kookie! I used to search mls 50 times a day back then begging for something new to hit the market so I could sell a property to somebody patiently waiting for the property of their dreams to go live...
Just look at what's happened on June 16th in Southwest Florida during the last 5 years:
After a quick look one might think there hasn't been much of a change but looking closer you can see a magnificent difference of activity and success or lack thereof.
If you get what the data means...GOOD FOR YOU!
If you don't...well, that's why you want to contact a Realtor who can analyze this stuff for you or at least the part of the market you're interested in.
Buying or selling in a market that NEVER changes or changes ever so slightly doesn't require the need for a real estate agent as much. It's also alot easier to find an agent who has a good idea of what's going on and can assist you with your purchase or sale.
If you're considering buying or selling in Southwest Florida...well there are drastic changes that happen continuously and that's why you want someone who keeps up to speed on those changes and can give you current information on the area or type of product you're considering. This is why I personally shy away from those who attempt to do this part time or who claim to work huge geographic areas like the whole Southwest Florida region. It is impossible to be an expert in either of those scenarios!
That's why you want a specialist in the location you're interested in. If you need a REALTOR in Bonita Springs, Fort Myers, Estero or Marco Island...I know experts who can help you out tremendously!
If you're thinking Naples...well...call a Smart Girl! :)
Best Regards,
Your Naples Smart Girl www.Shannon.com 239-595-6223
When one of Florida's top economists stated that Naples had bounced last fall, I distinctly remembered thinking...oh really...how the heck do you know. I was hesitant to be overly skeptical due to the fact that I was in complete disbelief when chirps about the Naples Florida market bouncing a few years ago came without even a hint of slow down and then roughly 6 months later those statements were clearly evident.
Since the evident slow down, I've learned to wait...and wait and watch and study...
It's been a little more than 6 months since that glimmer of hope hit the media and I have to say...there are definite signs of a rebound. Since I've been selling (1996) One aspect of market trends that have always remained consistent is that the lower priced properties tend to start moving first and then activity continues up the price ranges as a market continues to strengthen.
During the last 4 years or so when I've pondered the health of the market I've relied on a wide variety of resources. One of which is a comparison between web stats of both my Naples Florida real estate website and a local competitor who places really well but is geared more towards the lower ended market. For years I've had better traffic than they have but I've noticed during the last year the gap in activity between their site and mine has been shrinking. Bad news for my business directly since I handle mostly higher ended property but good news for the Naples Florida market as a whole. It's also good news if my theory of market trend is accurate and based on pending and closed sales this year...I may be correct.
If any of you are Fox News fans you may have just heard how we're in for another 3 years of a total real estate doom and gloom with our state of disaster seemingly ending "quite abruptly" the last quarter of 2012. Granted those are nationwide mortgage default projections and although many once thought Naples Florida wasn't affected by what goes on in the rest of the world, we in fact are. At the same time, we have seen magnificent increases of sales on properties priced below $500,000 and I can even say I've seen a nice bump in some recent pending and sales in some of our more luxurious neighborhoods as well.
Interestingly, June is simply not a stellar time of year for Naples real estate. Our market is actually reversed compared to most areas across the country because it's hot, humid and usually rainy here during this time of year. Our peak selling season is between January and April...mostly.
Even still, my web traffic is up 45% this June compared to last. Real estate sales and pendings are also showing significant increases. There were a total of 275 pending properties the first 15 days of June last year. This year there are 562...not bad. On the closed sale side of the spectrum there were a total of 286 closed sales from June 1st through the 15th this year while there were only 200 last year during the same time. Folks, that still a 43% increase.
This is the part I like to pay attention to the most:
Buyer and Seller Behavior
Back in April I wrote a blog post that showed a graph provided by Hank Fishkind depicting the public had this emotional feeling about our market:
Although I know a few agents, sellers and buyers who are still hovering in the "depression" segment, I've actually seen and heard more buyers, sellers and agents gearing more towards hope and in a few cases even relief! Is this because we're coming off peak selling season? Actually, I don't think so. The euphoria of any buzz season would've given people would've since worn off yet I'm still hearing very positive conversation around town. This includes casual conversation about sellers selling, buyers buying and agents doing both. That sort of chatter is something that been missing for awhile and if memory serves...there is nothing wrong with that!
Is this your get off the fence free card? Nope, this is just a few observations and a few facts I've compiled to keep you in the loop. If you're contemplating buying or selling in Naples, you always want to consult a smart Naples real estate agent!
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.
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