The Naples housing market's momentum continues to remain strong heading into fall. The Naples Area Board of Realtors analysts cited several reasons why buyers and sellers can expect a promising winter season such as the inventory is continuing to increase and the median closed prices are remaining virtually unchanged.

Condominium inventory in the luxury segment of the market increased 84 percent to 81 condominiums in August 2016 from 44 condominiums in August 2015, while its overall median closed price fell 19 percent (year over year) to $2,537,000 in August 2016 from $3,132,000 in August 2015. This behavior of increased inventory and lower prices primes the luxury segment of the market for a season where the number of properties priced right can certainly meet demand.

NABOR® broker analysts suspect some potential buyers of high-end properties may be reluctant to make big financial decisions because of the uncertainty of the economy after the Presidential election. However, as the report indicated, activity in this segment of the market is historically lower than it is during seasonal months. Brokers were quick to point out that this tapering is anticipated during the summer and expect sales in this segment to rise as we move into the next season.

Buyers looking for homes in the under $300,000 price category found plenty of options in the Naples condominium market.  There were 211 closed sales for condominiums in the $300,000 and below price category in August compared to 93 in all other price categories combined.

The median closed price for condominiums in this entry-level price category was $193,000. August also saw a 50 percent increase in inventory for condominiums in the $300,000 and below price category to 974 condominiums in August 2016 from 648 condominiums in August 2015.

As the reports indicate, sales have been pretty steady over the summer. Overall, there were 627 closed sales in July and 654 in August. Sales in the high end might have been a bit softer this summer compared to last year, but I do not think it is an indication of anything but how buyers behave during a presidential election year.

Overall inventory increased 36 percent for the second month in a row to 4,787 homes in August 2016 from 3,525 homes in August 2015. In fact, while inventory rose in all price categories for both home types, the overall median closed price remained flat in August, with the exception of homes in the $300,000 and below price category, which increased 9 percent to $210,000 in August 2016 from $192,000 in August 2015.

Mike Hughes, Vice President and General Manager for Downing-Frye Realty, Inc., pointed out that even though overall inventory decreased slightly over the last five months; historically, it's projected to swing upwards starting next month. If prices continue to remain stable as they have over the last year, then Hughes believes that more choices and reasonable prices will make for a good season. 

Geographically, overall closed sales in East Naples increased 10 percent to 136 homes in August 2016 from 124 homes in August 2015. Also impressive was the 12 percent increase in single family closed sales in the East Naples area to 91 homes in August 2016 from 81 homes in August 2015, and a 72 percent increase in condominium inventory in North Naples to 639 condominiums in August 2016 from 371 condominiums in August 2015.

If you are weighing the pros and cons of buying or selling a home in the coming months, I can do a market comparison and determine a fair and reasonable listing price. I can also identify properties best suited for your needs and negotiate a purchase price that fits your budget. Discover more at www.NaplesPropertyPreview.com

To review, Sold and Pending listings in your Naples neighborhood, click here, and then click on your neighborhood in the search menu.

Miromar Lakes Beach & Golf Club is located just north of Naples in Estero, FL and is bound to surpass all expectations!

Set among a 700-acre freshwater lake with 3 1/2 miles of white sandy beaches, Miromar Lakes exudes the ultimate in resort lifestyle that many buyers are seeking.  Miromar Lakes is the only community in Florida, in the history of the National Association of Home Builders (NAHB),  to win the prestigeous Gold Award named for the #1 Community in the United States.

Miromar Lakes amenities are stunning!  The Beach Club allows owners to enjoy gourmet dining or maybe a wine pairing in the intimate outdoor courtyard setting.  One of the hot-spots is the Blue Water Beach Grill, an open-air, multi-deck pavilion with wide lake panoramas.  It's a wonderful spot to meet friends and dine for either lunch or dinner.  The Club also offers a European Spa with full service salon, Fitness Center, Bocce Courts, Concierge Service, as well as very active tennis program, inclusive of 7 Har-Tru Tennis courts.  The Marina has boat docks available for the boating enthusiast and many of the single family homes have private boat docks.  The lake allows for boats up to 25' in size.  Owners may also partake in Water Skiing, Kayaking, Fishing or PaddleBoarding.  The Private Golf Club is an Arthur Hills' "Signature Championship Golf Course", with an award-winning clubhouse.

There's a property for everyone in  Miromar Lakes.  Resale pricing for condominium homes range from $350,000 to $1.4M.  New Construction, luxury, beachfront condominium homes start at $1.3M.  Single Family resale homes range in price from $350,000 for a villa home to well over $4M.  There are many opportunities available for custom built luxury homes.  All new properties in this community, including condos can be customized to your specifications.  

Click the following link to see amazing photos of this community, Miromar Lakes Photos.  To Explore more about Miromar Lakes, Click Here.

To get you own personal tour of this phenomenal community please email, text or call me today!

The July 2016 Market Report released by the Naples Area Board of REALTORS, which tracks home listings and sales within Collier County (excluding Marco Island), showed performance as expected during a traditional summer season. The inventory increase to 4,801 homes is welcome news to homebuyers following record-low inventory levels in July 2015, when the number of active listings dropped to 3,518 homes. Median closed prices remained steady for price segments above $300,000, which is good news to buyers, and increased 11 percent in the under $300,000 price category.

Home prices continue to remain stable, and we are absorbing the inventory.  As the report reveals, a decrease in pending and closed sales in July had nothing to do with prices. Properties priced right were selling. We sold 627 homes, only 99 fewer homes in July than the year before, which was a very good year. 

Prices are remaining the same regardless of the increased inventory.  Interestingly, the median closed price is up 7 percent from July a year ago to $300,000 when one would think the prices would go down due to the 36 percent increase in inventory.

Unlike other areas of the country, real estate sales in Naples decline during the off-season summer months. This pause is a familiar expectation, due to a majority of second home buyers retreating to their Northern homes during the summer months. The decline in July's home sales may also be due to the increase in the Canadian exchange rate and tourism being off this summer. Brokers anticipate the market will take off again in season.

Despite a drop in overall closed sales, closed sales for single-family homes in the $500,000 to $1 million price category increased 26 percent in July 2016 to 72 single-family homes from 57 single-family homes in July 2015 (year over year). Other stats are as follow:

• Total Pending Sales - 681
• Total Closed Sales   - 627
• Median Closed Price - $300,000
• Total Active Inventory - 4,801 units
• Average Days on Market - 75

Activity in the Naples Beach area surprised broker analysts as its median closed price for single-family homes decreased 26 percent, yet its median closed price for condominiums increased 28 percent (year over year).

When they find it, they buy it, it seems.  Buyers, whether they are baby boomers or international, know what they are looking for in Naples.

If you are buying or selling a home, let me be your guide.   I can do a market comparison and determine a fair and reasonable listing price.  I can also identify properties best suited for your needs and negotiate a purchase price that fits your budget.   Visit me at: www.NaplesPropertyPreview.com

It’s time once again to look at Naples real estate market trends. Taking a good look - and understanding what we see - requires partnership and professional insight. 

For example:

• Current market data show that the number of pending and closed home sales in Naples dropped last month. Why’s that?

• Prices continue to inch upward. Well, that’s complicated! Doesn’t it seem like prices should drop if the number of sales is down? 

• And the inventory of homes listed for sale is up once again this month. Does that mean we’re entering a “buyer’s market”?

• What’s my best bargaining position when I see a home that I like?

It’s difficult to answer these questions without the partnership and insight of a Realtor who possesses deep knowledge of the Naples market scene. Together, we will evaluate the current market with special attention to the neighborhoods and types of homes that interest you - not just a broad brush approach. 

Current market reports indicate that the Naples and Collier County residential home market is healthy and on a steady and balanced course. Every market has its natural ups and downs, and right now home sales are moderating, after last year’s intense activity.

Overall, prices continue to move upward. The overall median closed price increased 11 percent over this time last year. Most significatly, the median closed price for single-family homes in the popular $300,000 and below price segment increased 25 percent over last year. Central Naples saw the most significant price increases when we look at a geographic breakdown. 

My clients will notice a notable increase in inventory of condominiums in the $2 million and above price category. If you’re looking for a condo in the Naples Beach area, you’ll find a lot more to choose from this year, compared to last. Especially in the popular $300-500,000 price category, we’ve seen tremendous activity - increased inventory, increase in closed sales, increase in pending sales, and steady pricing characterize this market segment. 

Where are the values? By far, in the high end single family homes - again, in the $2 million and above bracket. Here too, we see homes are moving fast, with “average days on the market” down 30%. Home sales continue to be strongest in North Naples and East Naples neighborhoods.

What does all this mean? I recommend that we work closely to find the perfect balance for your wants and needs - which neighborhood? which price point? which property? - and be ready to make an offer when we find the perfect match for you!

Spring days in Naples have been beautiful indeed this year. Our beaches are warm and breezy, weather is great for walking and biking, and it’s easy to land a table at a favorite restaurant for dinner. Flowers bloom everywhere, and life is good!

In the past few weeks, Naples has caught the eye of statewide and national media once again. High rankings in many areas point out our community assets - just a few of the things that make Naples a wonderful place to live and work. 

Let’s look at a few….

Collier County ranks as the second healthiest in Florida for the third year in a row, according to 2016 rankings by the Robert Wood Johnson Foundation.The Foundation looks at a number of health factors, such as longevity, overall mental and physical health, and lifestyle habits such as adult smoking and obesity. In Collier County, wellness is more than just health care - it’s a community commitment to good lifestyle choices that make a big impact on overall health and well being. Dr. Allen Weiss, president and chief executive officer of the NCH Healthcare System, said the ranking validates a recent finding by Gallup-Healthways that Collier is the healthiest and happiest community in the nation, and another recent report that said it is the best place to retire.

And yes, Naples is ranked the best place in the Sunshine State to retire, a new report says. Moreover, nationally, Naples ranked third, according to SmartAsset, a New York financial services company. Using government data, the second annual study rated 4,700 U.S. cities by their tax friendliness, recreational and social opportunities for seniors, and availability of medical care, which it defined as "factors that affect quality of life for retirees.” Naples is a tremendous place for retirees, with a wonderful support system. SmartAsset gave Naples its highest ranking based on several factors. First was its low 10.2 percent tax rate. Second was access to medical services, and number of recreation centers per 1,000 people. (And if you’re wondering which communities placed #1 and #2 in that national survey, they were Wasilla and Palmer Alaska - far outside the Sunshine State!)

Finally, good news on our economic scene! Collier County saw more tourists come to town than ever in the past year. More than 1.8 million visitors stayed in hotels or other vacation rentals, a 3.1 percent increase over last year. Visitors’ spending grew even more.The total economic boon from tourists in the county reached more than $1.95 billion in 2015, increasing 8 percent over the year before. Where are visitors from?  Florida remains the top market, with 628,178 of the county's visitors coming from other parts of the state. The county's second largest feeder market was the Northeastern U.S., which sent 350,339 visitors this way. That was followed by Europe, which brought in another 298,636 visitors. Without a doubt, the influx of seasonal visitors supports a vibrant local economy and rich cultural and community offerings. 

Great health care, a solid local economy, and a community that attracts tourists, retirees, and families alike make Naples a great place to be…a place where life is good!

It’s spring in Naples, and traffic on local roads is a bit lighter these days; many of our seasonal residents have headed north once again. Naples real estate traffic, however, is strong and steady.

Home inventory is on the rise, which is great news for buyers. According to local market statistics, overall inventory for the first quarter of 2016 took a significant jump of 33% when compared to the first quarter of 2015. Where are the biggest gains in inventory of available homes? Leading the rise in inventory were condominiums in the $1 million to $2 million category, where inventory increased a whopping 61%. Condos under $300,000 also saw a significant increase in inventory, with a 33% jump over last year at this time. What does it mean? More choices!

Home prices in Naples continue to rise. The overall median closed price increased 12% over last year. 

And desirable properties in preferred locations continue to move fast, with average “days on the market” down 9%. 

The most recent market statistics also show that “traditional” sales (defined as homes purchased with cash or traditional mortgages) are at the highest level on record. Only 5% of closed sales in March 2016 were non-traditional, short sales or foreclosed properties. By comparison, back in July 2009 when “traditional” sales were reported to be only 51% of all sales!

The combination of this increased inventory, stable prices, and a slight decrease in closed sales combines to paint a picture of healthy market stabilization. Local experts state that our market is performing well, and that inventory is at the best level we’ve seen in three years. 

Thinking it’s time to buy your piece of Paradise here in Naples? It’s a great season to buy!

When it comes to our homes, technology can save us time and money. With every passing day, more options exist to transform our homes into “smart” homes. With a swipe of our screen and a tap of an app, we can view and control many of our home systems. According to USA Today, projections illustrate the appetite for everything from connected thermostats to connected switches, light bulbs, beds, sprinklers and toothbrushes. About 70% of Americans want to control something via their mobile devices. 

What can smart home systems really do? Wireless devices that monitor and adjust a house's temperature, lighting and security systems are sprouting in homes and apartments as televisions did in the 1950s, microwaves in the 1970s and flat-screen TVs in the 2000s. 

Let’s take a look at what a smart home can do. Current technology centers on three major areas:

Home Security and Safety

Cameras - Home surveillance can be serious business as you keep a watchful eye on your home and possessions, but connected monitors can also offer a simple solution for checking on pets or loved ones from your phone or laptop. Built-in microphones and sensors send you photo notices when movement is detected. To equip large homes or those with a lot of valuable assets, a hardwired system including cameras that provide higher quality images, greater ranges and wider viewing angles may be the best choice. Durable designs allow for indoor and outdoor use — day or night, rain or shine.

Alarm Systems - If you're interested in home security that goes beyond the standard surveillance camera, an all-in-one security system might be right for you. These systems enable you to stream real-time video of your home on your phone and receive alerts when activity is detected, plus it's equipped with a siren that you can turn on remotely to deter intruders in the event of a break-in.

Door Locks - Tired of fiddling with keys at the front door while juggling groceries? Simplify with a smart lock system, garage door controller and doorbell. Swipe your phone to lock and unlock your door, grant access to your home without being present, or ensure your garage door is closed even when you're away from home. Smart doorbells can send alerts to your phone when someone rings it or when its camera detects motion. You can also grant guests permission to enter your home with their phones. 

Lighting

Smart lighting literally transforms the way you use light to establish ambience in your home. You can set automatic on and off schedules throughout your home, ask Siri to turn on the light, or set a timer to gradually increase light intensity to ease you out of sleep. With controls right on your phone, you can come home from a vacation to a warmly lit home - no more need for those awkward plug-in light timers. Remote phone access, sensors and timers can all help to reduce energy consumption and many systems include LED bulbs for more efficient, longer-lasting lighting.

Heating and Cooling - Smart thermostats offer terrific potential for saving money and monitoring your home’s temperature and humidity from afar. If you are installing a new a/c system, your contractor can show you state-of-the-art systems, but smart thermostats can connect to your existing system and offer easy access from your smartphone. Sensors and algorithms keep track of your schedule so that comfortable temperatures are maintained when you're home — and energy consumption is reduced when you're not. Real-time reports allow you to view your usage history. This means more comfort and less waste. 

If you’re interested in putting it all together, you can  transform your Naples home into a smart home, with fully integrated systems to stay connected!

Our most recent market statistics are out, and buyers will be pleased!

For the first time in several years, you’ll find that the inventory of homes available for sale is UP over last year. To economists, this is a sign of a more balanced real estate market than we’ve seen in quite a while. To home buyers, it means that there is more to choose from!

Now before you get too excited, bear in mind that the last few years have seen incredible activity in the Naples market, with very tight inventory all around - so we can’t declare what is traditionally known as a “buyer’s market.” However, the relationship between supply and demand is experiencing a natural correction and as a result, my clients will feel a difference from those who were looking for Naples homes in the last three or four years. 

Notable inventory gains are seen in a few specific market categories and locations. If you’re looking for a condo over $1 million, you’ll have significantly more choice than you would have found in 2015. And for those clients focused on North Naples and Naples Beach areas, you’ll find more options open than in the last few years. 

Still, Naples is one of Florida’s most desirable communities and demand for quality homes is high. What’s more, demand for highly desirable homes is always competitive and demand for homes in the “sweet spots” price categories remains strong. These examples stand out in the mort recent market report:

• In the condo market, sales for units between $300-500,000 jumped 21% over last year.
• Pending sales for single family homes between $500,000 - 1 million increased 42% over last year. 
• Overall sales for homes over $300,000 are up across the board. 

What’s the best advice for buyers? 

• Educate yourself! I am glad to speak with you about your specific wants and needs and how current market trends impact your decision. 
• Don’t be penny wise and pound foolish. You may indeed find a home that you consider a “deal,” but prices in Naples continue to rise. Over the past year, closed prices are up 13% over last year. 
• Be prepared! When the right property becomes available, you’ll want to be ready to make your offer. Quality homes mean quick sales - don’t miss out on something special! 

As “Season 2016” winds down, I’d like to thank all of my clients and remind you that I’m here year round to serve you. I’d love to chat about your dream for a home in Paradise!

36 hours? Without a doubt, there’s far more to Naples than 36 hours will hold, but out-of-town clients often find themselves with just a snip of time for leisure during their business or house-hunting trips to southwest Florida.

With that in mind, what can you do with a weekend in Naples? Lots! 

Begin your Saturday morning at the Farmer’s Market on 3rd Street South. Pick up a breakfast coffee and pastry at Tony’s Off Third and enjoy the ambience of the area’s largest farmer’s market. Sample some locally grown produce and fresh guacamole. If you need a one-of-a-kind gift, you may just find lovely handcrafted items here as well. 

From the Farmer’s Market, take a short stroll (or drive) west to the Naples Pier. Freshly renovated in 2015, the Pier offers wonderful opportunities for photos, dolphin watching, and breathing in the fresh Gulf breeze. Take time to venture down the beach and get your feet wet as you watch for unique shells, enjoy the pelicans’ antics, or take in the beachside view of Naples’ most exclusive homes along Gordon Drive. If you’re ambitious, it’s a 5 mile round trip walk from the Pier south to Gordon Pass and back. 

The fresh Gulf air may whet your appetite for lunch! Head north to the corner of 9th St. South (US 41 or Tamiami Trail) and 3rd Ave. South and enjoy a Brooks Burger with a side of onion rings. It’s always a hit and you’ll be in the know on this local landmark, often cited as one of Florida’s best burger destinations.

After lunch, plan to stroll around Naples exclusive shopping destination, Waterside Shops.You may discover live entertainment in the courtyard, window shop at De Beer’s or Tiffany, or pick up something fashionable for an evening on the town. 

From Waterside, it’s a short jaunt over to Artis Naples, where the Baker Museum is open until 4 pm. Take time to stroll through the current exhibits including “Naples Collects.” This eclectic exhibition brings together examples of high-quality art owned by local collectors from some of the best-known American artists of the 20th century as well as works by masters of European art and contemporary artists.

After a short break and change of clothes, dinner venues await! Enjoy Middle-Eastern cuisine at Bha Bah Persian Bistro, delicious French cuisine at Bleu Provence, or traditional steak and seafood offerings at Chops. 

As evening approaches, you’ll want to consider one of Naples’ entertainment venues. Check the calendar of events at Artis Naples; your favorite singer, musician, or dance troupe just may be performing. Or consider a wonderful production by the Naples Players on Fifth Avenue South, at the Sugden Theater. You won’t be disappointed! After the show, enjoy a stroll under the lights on Fifth; you might even indulge in dessert!

Sunday morning may find you at Tin City, stepping aboard a Pure Naples eco-tour or dolphin watch tour. Tours range from 90 minutes to 3 hours, allowing you to tailor the morning schedule to your liking. Or, if you prefer, keep your feet on the ground and tour the beautiful Naples Botanical Gardens. Both offer you a morning that is uniquely Naples. 

By then you’ll be ready to enjoy Sunday brunch. Locals love Skillets, a 30-plus year casual dining favorite. Or head north to the corner of Livingston and Pine Ridge, where you’ll find Fernandez the Bull Cuban Cafe. (Try the plantains!) 

It’s almost time to wave goodbye and head to the airport, but you’ve packed a lot into your 36 hours in Naples. It’s just enough to whet your appetite for next time!

When we look at real estate market trends, the news media tend to notice the extreme highs and the extreme lows. For example, several years ago Florida real estate rode a “bubble” to high prices, then prices took a notable (and probably predictable) tumble. 

Today, our Naples real estate market displays all the signs of stability and balance. While a stable market may not hit the headlines or provide a lot of dramatic fodder for speculation, it actually reflects the best possible situation for both buyers and sellers. 

Here in Naples, the number of home sales continues to rise, as we expect during the peak of season. It’s been a busy year already! In fact, January sales rose 13% over last year. 

After a long period of decreased home inventory, we find that sellers are once again putting their homes on the market — another sign that the market is coming into healthy balance. For the first time in over two years, the Naples market shows increased home inventory in all price categories over $300,000. Most notably, we see a 26% increase in inventory of homes priced between $500,000 and $1 million. Within this price category, we see a strong increase in inventory of single-family homes. 

What about the condo market inventory? Here, our biggest increase is in the $1 million - $2 million price range.  This is also the price segment that saw the most sales activity after the holidays. However, condo sales in the “over $2 million” category actually doubled over last year’s sales numbers! Luxury condo buyers are on the move…and they’re moving to Naples!

Prices continue to increase, with overall median closed home prices up 13% from last year. 

My clients will want to know that homes are still selling fast. Average “days on market” continue to drop, with the average home listed selling in just over 2 months. However, a word to the wise: the best homes move much more quickly! Once again, I urge my clients to stay in touch so we can be poised and ready to make an offer when the best home for you hits the market. 

All of this points to some great opportunities for buyers! Without a doubt, you’ll have many more options now than last January. Take advantage of all that Naples offers during our peak season….and be part of the beauty that is Naples. I look forward to hearing from you!