Naples Florida Real Estate Update

Birds at Naples BeachSo I kind of let this site die over the past couple years while focusing on other projects. Well I’ve begun work on a Naples Real Estate website and thought I’d get this blog going again. So since I’ve been out of the game things have really changed. Fort Myers, Naples and the rest of the area real estate has bounced back in a big way.

I will focus on other areas in future posts but today lets stick to Naples. The November report was just released and things are looking good! MLS stats show a 19% increase in median closed prices, rising from 200k to 237k in the twelve months ending November. It had been since March 2009 that the median price has been over 225k. Overall pending sales also increased at over ten percent for homes in the 300k to 2 million dollar range.

The overall median closed price in the $0-$300,000 category increased 15% from 140,000 in the 12-months ending November 2012 to $161,000 in the 12-months ending November 2013. Single family home closed sales increased 32 percent in both the $300,000-$500,000 category and $500,000-$1 million category from 763 closed sales in the 12-months ending November 2012 to 1,009 closed sales in the 12-months ending November 2013, and 530 closed sales in the 12-months ending November 2012 to 700 closed sales in the 12-months ending November 2013, respectively. The overall pending sales increased 4% from 10,667 in the 12-months ending November 2012 to 11,102 in the 12-months ending 2013.
The overall inventory decreased by 17 percent from 6,518 properties in November 2012 to 5,428 properties in November 2013. Pending sales with contingent contracts are included in the overall inventory number.

So as you can see, things are really looking up for owners considering selling and the overall local economy as a whole. If you are interested in dipping your feet in the real estate market for any local area whether it be Naples Florida, Fort Myers, Sanibel, Bonita Springs or Marco Island call me anytime 24/7 at 239-269-6880.

Cape Harbour Condos Update

All down all ready all ready all down, a dime to play a dime to win, come on in come on in. Anyone remember the carnival lady that used to say that. There was this game at the carnival I remember from my childhood and that weird ladys theme has been running through my head all day. Anyway, this post is about Cape Harbour Condos for Sale in Cape Coral Florida.

So without further delay, here are the numbers for Cape Harbour Condos. 12 condos have sold and 48 condos are currently listed for sale on the MLS in Fort Myers Florida today. The average sales price is $291,867 versus the average listing of $363,902. The average selling price per sq ft is $180 against $224 for the currently listed Cape Harbour Condos.

The most budget conscious sale was for a first floor 3 bed 2 bath condo with 1590 sq ft under air. The special attraction for this unit was obviously the price. If you can get into a Cape Harbour condo for that price, you are one lucky person. The biggest budget buster was a 5th floor unit with 3 and 3 which sold for 460K. In my opinion the best buy has been for a 12th floor unit with breathtaking, striking views which was purchased for 350 thousand.

For more information about Cape Harbour, Fort Myers or Naples real estate call or text me anytime at 239-269-6880.

Shadow Wood Preserve Stats

Shadow Wood PreserveUnsatisfactory, that is how I would describe the home sales situation at Shadow Wood Preserve in Fort Myers Florida. A mere 4 transactions have been consummated with 2 homes and 2 condos sold to this point in 2010. Lets take a closer look at the situation in this golfing community presented by the Southwest Florida numero uno real estate stats expert, with help from the Fort Myers mls, the one and only Craig Brezina.

On the single family side, April sales were en fuego at this Fort Myers Golf Community when the only 2 sales of the year have occurred. The most extravagant sale was for a 3 bedroom 4 bathroom Shadow Wood Preserve home with 3431 feet under air nestled on Lakewood Isle Dr which fetched 995k on April 5th. Another single family home sold 2 days later for five hundred fifteen thousand. This 3 bed 5 bath home with 2724 square feet is located on Cypress Haven Dr.

The 2 single family home sales averaged an impressive $752,500 which equals $239 per sq ft. While the 18 active homes actively listed on the Fort Myers MLS average $886,545 or $280 per square foot. The homeowners trying to sell in Shadow Wood preserve are faced with 2 choices. Lowering their asking price or hire the man the myth the legend, the best marketer on Earth. You know who.

I will be dissecting the Shadow Wood multi family situation in a later post so stay tuned.

Town and River Sales update

Town and River Real Estate Fort Myers

town and river fort myersSales of Town and River real estate have been great this year with 25 total single family home sales. While most of the homes in Town and River are waterfront on direct access canals, a few homes here have no water access. I point this out simply because I want you to keep that in mind when evaluating the sales figures I’m about to present. These homes bring down the sales price average significantly and may be somewhat misleading since this is one of the most exclusive neighborhoods in Ft Myers. Although now that I say that, a direct access is currently on the market for 295k, I’ll talk more about that later.

The 25 homes that have sold in Town and River Estates have ranged in price from 75k for a 3 bed 2 bath home at 13410 Mcgregor Blvd, to 1.8M for a luxury estate at 836 S Town And River Dr. The former obviously has no Gulf access while the ladder is completely remodeled and has panoramic views of the deep lagoon, conservation 20/20 preserve shoreline, and the Caloosahatchee River. The average sales price in town and river is $435,475 or $181/FT while the avg list was $466,910 or $194/Ft while being listed for an avg 136 days.

Only about a year worth of inventory is left on the market here with 31 listings currently listed on the Ft Myers MLS service. The avg list price for homes on the market is $656,700 or $244/FT. The direct access home I mentioned earlier, listed for 295k, is a 3BR 2BA at 9780 Cypress Lake Dr with 1625 sqft. This is a short sale with a split bedroom floor plan and a good sized lot which is ideal for home expansion. The home also needs a little tlc and updating but may be the best deal currently for a Fort Myers waterfront home.

I do not expect prices to decrease any further overall in Town and River. There are probably a couple of overpriced listings but for the most part asking prices are reasonable for the current market.

For more information about this neighborhood or any Fort Myers, Sanibel, Cape Coral or Naples Florida real estate call or text us anytime at 239-269-6880.

Mcgregor Woods Fort Myers Overpriced?

mcgregor_woods_fort_myersData for Mcgregor Woods homes for sale reveals what one would expect for an established neighborhood along Mcgregor Blvd. Not a whole lot of activity going on here with two sales, but also not many homes on the market with only five active listings at the time of this article. The low number of listings is mostly due to the fact that families love this quaint neighborhood located in south Fort Myers close to Sanibel Island.

Two homes sold at Mcgregor Woods in the first three months of 2011 for an average of 292k or $78/SqFt. Maybe the best deal for a home in this neighborhood in a long time was for a 3BR/2BA at 15893 Gleneagle Ct sitting on a corner lot with mature landscaping and a newly remodeled kitchen and over 3000 SF, purchased for 220k. Another home, at 12330 Mcgregor Woods Cir, sold for 365k and features 4334 SF of living area, a great room with fireplace, a spacious outdoor living area with a pool and spa, and a master bath to die for.

Five listings are active for an average asking price of $335,580 and a whopping $153/SF. That asking price per foot is almost double the average price of the sold comps at only $78/ft. Anyone thinking what I’m thinking? The priciest option in Mcgregor Woods is for a 3BR/3BA home with 2236 SF overpriced, oops I mean priced at 399k or a sick $178/ft.

For straightforward advice about Ft Myers Real Estate drop me a line at the contact link above or call or text me anytime at 239-269-6880. Be aware, aviod bogus info and lamers!

Venetian Village Real Estate on Track

Venetian Village Real Estate

venetian village fort myersSales at Venetian Village Fort Myers are right on track this year with three sales and only six active listings leading to a very healthy six month supply of homes for sale. Venetian Village is a quaint gated community in South Fort Myers where homeowners enjoy the low maintenance fees that cover lawn care and care of the pool and tennis courts.

The three closed sales in the first three months of the year have averaged selling for $203,300 or $89/foot. From a low of $185k for a beautiful two story 3BR/3BA home with 2415 SF with a loft and den located at 9762 Casa Mar circle. To a 3BR/2BA home featuring an island in the kitchen, and a gas heated pool with paver deck and private yard with 2177 SF at 9872 Mar Largo Cir that sold for 219k.

Six homes are listed for sale at Venetian Village with an avg asking price of $217,600 or $122 per foot. A budget friendly home at 9751 Las Casas drive is available for 172k and is a short sale with 3 and 2. The priciest home is 3BR/3BA with 1685 SF listed for 260k which is a well above market $154/foot. This home does have many upgrades at this price including a private courtyard, crown moldings throughout, tile floors and a fantastic pool and lanai area overlooking the lake.

Fort Myers has many options available when it comes to buying a waterfront home, a home in a gated community or even a beach front home. When you are ready to make your move call Craig anytime at 239-269-6880.

Downward Pressure on Reflection Lakes Prices

Reflection Lakes Fort Myers

reflection lakesReflection Lakes is a pleasant gated community located off Summerlin road in South Fort Myers made up of a mix between single-family homes and town homes. Set amongst natural lakes and preserves this neighborhood is truly a tropical oasis in a convenient part of town close to everything. Homes have been selling fast recently at Reflection Lakes Fort Myers with 17 total sales in the first quarter, leaving less than six months supply on the market with 32 active listings.

The seventen sales ranged from 102k to 350k and averaged selling for $188,383 or $96/ft. The least expensive to sell was a short sale town home with 3BR/2BA at 13991 Lake Mahogany Blvd with 1550SF. The priciest to sell this year is a 4BR/3BA single-family home at 14009 Clear Water Ln that was only on the market for 21 days and went for $350,000. This home sits right on the lake with wonderful view of the club-house and the lighted fountain!

Although sales have been hot at Reflection Lakes, most owners should expect to have to lower their asking price as the 32 current listings average $274,138 or $121/ft or $25 per foot more than the homes sold. What appears to be the best bargain at first glance of the available properties here is a 3BR/2BA single-family home at 14441 Reflection Lakes Dr priced at only 140k or $77/ft, this property is a short sale. The most luxurious home on the market, listed for $659,700, is a 4BR/4BA home with 3225SF which equals a lofty $204/ft. This home also comes with lofty features including gorgeous water and preserve views, volume ceilings in all the living areas, large pool and outside living area with a fireplace.

If you would like more information about living at Reflection Lakes or purchasing any Fort Myers Properties for sale, contact me above or call me anytime at 239-269-6880. Never pay too much for Fort Myers Real Estate, be aware, avoid bogus info and lamers!

Renaissance Fort Myers

Renaissance Fort Myers

renaissance fort myersAt current consumption levels there is nearly a year and a half of inventory on the market at Renaissance a gated golfing community in Fort Myers Florida. Renaissance is a luxurious golfing community of 390 homes set amongst 500-acres. Every home in this master planned development features amazing views of the opens fairways, nature preserves and lakes. The centerpiece of the community is of course the the championship golf course but residents can also enjoy other amenities including tennis, spa and a clubhouse offering fine and casual dining.

Seven homes have sold at Renaissance Fort Myers in the first quarter averaging $651,400 or $163/ft. The most budget friendly home was a beautiful 3 bedroom, 2 bath coach home offering neutral colors and upgrades and a 2 car attached garage which sold for $149,850. The most prestigious home sold is a 5 bedroom 7 bath estate home at 12880 Terabella Way. This magnificent home has over 6300 SF, travertine floors in all living areas, kitchen with stainless appliances and a six burner gas cook top, tray ceilings, crown molding and many other upgrades as you would expect in this price range.

The buyers market at Renaissance is fueled by the fact that the 41 homes currently listed average a hefty $224/ft, $50 per foot more than the sold comps have fetched. The least expensive home for sale here is a 3BR/2BA with 2145 SF priced attractively at only $129,900. The most lavish home for sale at Renaissance is a 4BR/5BA with almost 5500 SF
at 12811 Terabella Way.

Don’t expect priced to increase anytime soon at Renaissance with the price per foot differential so high between sold homes active listings. For more accurate information about any Fort Myers real estate or golf course homes for sale call crag anytime at 239-595-7973.

Not Much Action at Coconut Creek

Coconut Creek Fort Myers

coconut creek fort myersBuyers of Fort Myers Real Estate have pretty much turned their back on the Coconut Creek community so far this year. Featuring olde Florida style homes, Coconut Creek is a gated community close to Sanibel Island and the famous sandy beaches. With many community amenities, it’s surprising only one home has sold here this year.

The one home sold is a 4BR/4BA with almost 3500 SF at 12440 Mcgregor Palms Dr and was purchased for 550k. This beautiful home sits on two lake front lots, has a newly remodeled kitchen, features great lakefront views and even has a 1 bed 1 bath guest quarters.

Seven homes are for sale at Coconut Creek with an average asking price of $500,625 or $169/ft. Ranging from a 3BR/2BA with 2130 SF that sits on a half-acre lot with a huge back yard, pool and spa priced at 359k, to a 5BR/5BA at 16111 Bentwood Palms Dr, prices at 635k. This home features almost 4000 SF, a lakefront lot with amazing views, pool and gazebo also overlooking the water, the kitchen and baths are decked out, and even a fireplace in the huge master suite.

I would guess the prices are the only reason buyers haven’t found Coconut Creek very attractive recently. This is a lovely neighborhood and I’m sure the buyers will come back when the time is right. For straightforward advice from a local real estate expert about purchasing at Coconut Creek or any Fort Myers Gated Community drop me a line at the contact page or call or text me anytime at 239-595-7973.

Eagle Ridge Prices Stabilized

Eagle Ridge Fort Myers Florida

eagle ridge fort myers floridaWith a ten percent difference between list price per foot and sales price per foot, prices have nearly stabilized for Eagle Ridge real estate in Fort Myers. Eagle Ridge Real Estate is a 400 acre golfing community conveniently located with quick access to everything off Daniels Parkway. Preserve, water and golf views provide a peaceful setting to lucky residents of this great neighborhood, oh and don’t forget the low hoa fees.

Eleven real estate listings have sold at Eagle Ridge during the first quarter 2011. The average sales price is $166,200 or $92/ft. The best bargain picked up is a 2BR/2BA condo with 1177SF at 14650 Eagle Ridge Dr which sold for 92k. This was a short sale overlooking the 3rd hole of the golf course nestled among the trees with a carport and additional storage. The most expensive listing to sell is a 3BR/3BA single family home with 1989 SF at 14645 Aeries Way Dr which sold for 255k. This is a fully remodeled home with mature landscaping overlooking both the golf course and a long view lake.

The average asking price for the 23 active real estate listings at Eagle Ridge in Fort Myers Florida is $182,417 or $103/ft. The least expensive listing at Eagle Ridge is a 3BR/2BA roomy condo with a great golf course view and 1 car garage priced at 99.9k. The priciest is a single family home at 14551 Eagle Ridge Dr with 4BR/3BA and 2485 SF. This home is in pristine condition with an open great room floor plan and upgraded kitchen with granite counters and stainless steel appliances.

Buyers shouldn’t expect prices to drop too much further at Eagle Ridge in Fort Myers, so now would be a great time to invest here. If you would like more information about Eagle Ridge properties or any Fort Myers homes for sale drop me a line at the contact page.