"Not only did home sales in the Naples area in April register the highest percentage of traditional sales since 2009, but the data revealed the highest total number of closed sales since July 2009, and the lowest level of distressed property closings in the past six years.

April was a remarkable month for the real estate market in Naples, with notable results in pending sales (properties under contract) of condominiums in the $2 million and above price category, which saw a 58 percent increase from 12 pending sales in April 2014 to 19 pending sales in April 2015. 

Further, April 2015 overall closed sales had positive gains in all price categories above $300,000 with the $300,000 to $500,000 category capturing the highest gain - 21 percent from 1,787 in the 12-months ending April 2014 to 2,162 in the 12-months ending April 2015.

The overall median closed price increased 13 percent in April from $250,000 in the 12-months ending April 2014 to $283,000 in the 12-months ending April 2015. This was fueled mostly by activity on both ends of the price spectrum. Homes in the $0 to $300,000 price category experienced a 10 percent increase in median home price from $168,000 in the 12-months ending April 2014 to $185,000 in the 12-months ending April 2015, while homes in the $2 million and above price category experienced a 9 percent increase in median home price from $2,900,000 in the 12-months ending April 2014 to $3,175,000 in the 12-months ending April 2015.

The NABOR® April 2015 Market Report provides comparisons of single-family home and condominium sales (via the Southwest Florida MLS), price ranges, and geographic segmentation and includes an overall market summary.  Some of the highlights are as follows:

• Overall pending sales decreased 2 percent from 1,231 in April 2014 to 1,210 in April 2015.
• Overall closed sales remained flat with no increase or decrease reported on a 12-months ending basis.
• Overall closed sales in the $300,000 to $500,000 price category increased 21 percent from 1,787 homes in the 12-months ending April 2014 to 2,162 homes in the 12-months ending April 2015.
• Overall median closed price increased 13 percent from $250,000 in the 12-months ending April 2014 to $283,000 in the 12-months ending April 2015.
• Overall inventory decreased 3 percent from 4,157 homes in April 2014 to 4,040 homes in April 2015.
• Inventory for single-family homes increased 4 percent from 2,206 single-family homes in April 2014 to 2,289 single-family homes in April 2015.
• Inventory for condominiums decreased 10 percent from 1,951 condominiums in April 2014 to 1,751 condominiums in April 2015.
• Average days on market decreased 28 percent from 99 days in April 2014 to 71 days in April 2015. 

When you are ready to put your home on the market, or purchase a new home in southwest Florida, give me a call!  My experience and knowledge will help you to determine whether now is the right time to sell your home and ensure your next sale or purchase in the Naples area is a success. 

Many home buyers ask themselves that question - especially those visiting Naples and exploring real estate for the first time. New developments are sprinkled with models, and Sunday newspapers feature open houses all over town. A few clicks on the Internet allows a buyer to “tour” hundreds of homes - and entire sites are devoted to homes being sold “by owner.” It can be tempting “do it myself.”

But in Naples, especially, the answer is a resounding YES: Buyers really do need a realtor. 

Why? 

Here are just a few reasons:

Community Knowledge: Naples mailing addresses encompass a vast area across Collier County. A skilled Realtor will guide you to the kind of neighborhood and the type of home that best fits your needs. Even if you’ve narrowed your search down to 3 bedroom condos, for example, you’ll find significant differences in atmosphere, amenities, and ambience in varied sections of town. This community knowledge extends far beyond the obvious proximity to schools, entertainment and community features. Your Realtor can help you understand the stability of each community, how property values have fluctuated over time, and which stand out as the best selections to match your individual needs. 

Community Access: Here in Naples, gated communities are the norm. Access is limited by gate codes and 24 hour security guards. Once inside the neighborhood, signage is tightly regulated by homeowners’ associations. Compare this to many areas of the country where it’s easy to do a “drive by” when you spot the address of a home for sale. In Naples, your Realtor has ready access to all gated developments and specific locations of homes on the market. 

Market Knowledge: The Naples real estate market is dynamic and complex. Desirable homes move very quickly - often before they hit those online video tours. (And a lot of those tours are out of date.) Inventory of available homes has been on a steady decrease, and prices continue to rise. A Realtor can keep his/her ear to the ground as properties become available and move quickly on your behalf. If you’re looking at new construction, a Realtor can assist you there, as well. What is the timeline to completion in one new community vs. another? Which builders allow buyers to customize as they go?

Home Pricing and Negotiation: Here in Naples, the era of the “lowball” offer is long gone. It takes great knowledge of current pricing trends to come in with an offer that is best for a particular property.  Offers and counteroffers need to be framed around a number of critical variables. Where will the property appraise? How do recent comparable sales compare in price? What percent of asking price is reflected in recent sales? What kind of updates are necessary? How do you know if a home is overpriced?

Paperwork: Real estate purchases are loaded with paperwork. Yes, you can download some standard forms online, but an old saying cautions us to “let the buyer beware.” A skilled Realtor can manage all the fine print, dot the I’s and cross the T’s. 

Local Features:  Your Realtor can help greatly as you learn to navigate the language of Naples real estate. Where does “downtown” begin and end? What exactly is “North Naples” or the “East Trail”? What does a home in a “bundled golf” community include? 

Networking: The home purchase process involves a team of professionals and your Realtor will be able to provide a full network of services to assist at every phase of the process. Whether you need a mortgage broker, appraiser, local attorney, title company, home inspector, or even a local estimate on renovation of an older home - your Realtor can connect you to the best local resources. You’ll save a tremendous amount of time and energy by relying on your Realtor’s local connections and knowledge of where to find the best of the best. 

Objectivity: I once heard a financial advisor remark that many financial decisions are guided by the heart. And it’s certainly true that once a client “falls in love” with a home, the heart can take over. But an experienced Realtor lends vital objectivity to the home purchase process. Your Realtor can remove him/herself from the emotional aspects of the transaction. From the first viewing through making an offer and sealing the deal - an experienced, objective voice can be invaluable to the client and prevent costly mistakes.

Finally, when connecting with a Naples Realtor, I urge my readers to seek a highly skilled professional. I have been involved with Naples real estate and the local luxury home market for years as a full time career. Honestly - beware of those who simply “dabble” in real estate and who may not be able to live up to your trust. I’m glad to provide client references and spend some time getting to know you - and from there, we’ll work together to find the right home for you!

It’s the season for love and Naples offers a little something for everyone -  not just at Valentine’s Day, but year round. 

Still, with matters of the heart in mind, here are a few suggestions to indulge in your favorite things this week!

If you love cars….head to Cars on Fifth this Saturday! Sponsored by the Ferrari Club of America, donations help Naples’ St. Matthews House. Browse some of the finest collectors’ cars in the nation. 

If you love chocolate….there’s no place like Norman Love! Whether you choose a single truffle for yourself or select an entire box, you’ll know you have something very special in hand. (Even the box is a delight!) 

If you love to cook…try a couples cooking class at The Local. Create delicious dishes using locally grown produce, then enjoy lunch and a glass of wine. The class begins at 10 am so be sure to reserve your space!

If you love a little pampering…check out the Woodhouse Day Spa in Naples Plaza. A massage or spa day is the perfect indulgence for your sweetheart…or for yourself!

If you love the great outdoors…the choices are endless, but try the Naples Botanical Gardens for pure beauty, or the Corkscrew Swamp Sanctuary for Florida’s natural environment at its finest. 

If you love simple pleasures…pick up a pizza to go at Cosmos and head over to Lowdermilk Park. Munch on a slice as the sun goes down. Great food and a sunset like no other makes for a combination that can’t be beat. 

If you love people watching…enjoy the morning at the Third Street South Farmers’ Market, then head over to the Naples Pier. It’s a Saturday tradition in Naples - be sure to pick up some fresh guacamole while you’re there, and sip a coffee from Tony’s.  Watch the fishermen reel in their catch, and keep an eye out for dolphins. 

If you love breakfast…try a local favorite. Skillets has locations all over town, and Toast has a new location on Tamiami Trail, in the Outback shopping center. 

If you love shopping…enjoy your day browsing at Waterside Shops or Fifth Avenue South’s boutiques. Who knows? The perfect gift could be waiting just for you!

If you love nightlife…you’ll want to check out the Blue Martini in The Mercato. 

If you love the blues…jump at the chance to hear Aaron Neville perform at Artis Naples on February 13. As of this writing, tickets are still available so be sure to get yours!

If you love the classics…spend Valentines evening at Artis Naples with the Naples Philharmonic Orchestra!

Whatever you love - and whoever you love - there’s plenty to love this time of year in Naples!

The past year has been a big one for Naples luxury real estate. While most of Florida saw a housing market that was steady, or up just a few percentage points over the previous year, Naples continues to outpace the norm. Overall sales in every price category over $300,000 saw double digit increases over last year, giving us the best market of the past decade!

What specific market trends do we see?

First, let’s look at what’s on the market - known as the “inventory” of homes for sale. Overall numbers for the past year have shown an inventory that is significantly down from previous years. And it’s true that the overall home inventory is down 6% overall. 

But what that number doesn’t show is that the inventory in specific parts of the market have actually increased. If you are looking for a home priced in the $2 million and above category, the inventory increased 16% in 2014. 

Looking for a single family home? Here too, the inventory has increased, albeit only slightly. 

The picture is a little different for condominium buyers. The condo market has been exceptional in recent months, and we see a significant drop in the number of units on the market compared to a year ago. Condos are certainly a more affordable option in the Naples area, and buyers are taking advantage of that fact! The biggest inventory shift is in the “under $300,000” category, where condominium inventory dropped 23%. 

What about prices?

As for the past few years, pries are on the upswing. In 2014, overall sales prices jumped 13%. Areas that show the biggest price increases include Naples Beach, North Naples, and East Naples. 

And one more thing: Quality properties are selling fast. A year ago, on average, a property remained on the market for over 90 days. Today? The average is only 80 days. And as you can well imagine, highly desirable properties move much faster than the average. 

And what parts of town show the most activity right now?

There, Central Naples leads the way, with a solid 41% increase in the number of closed sales over a year ago. 

All of the data paints a picture of a market that is healthy and stable. The momentum continues, and Naples continues to be a vibrant community in which to invest in your next home!  I advise my clients to work closely with me to dig deep into what these market data tell us, and compare the trends to your specific desires and needs. Do you need to buy quickly, or are you willing to wait? Do you have a specific area in mind? What price categories are you considering? When we work together, we can provide a solution that is sure to please!

There’s always a lot going on in Naples! While specific events change every year, the calendar holds something special every single month of the year. 

Check out these traditions on the Naples calendar as you lay out your own schedule of exciting events in 2015!

January:

• New Years brings fireworks at the Pier and the New Year’s Art Show on Fifth.
• The Naples Winter Wine Festival benefits underprivileged children in Collier County with ten days of food, wine, and special events. 
• For art of a different kind, explore Chalk Art on Fifth!

February:

• Watch for the Cars on Fifth Auto Show and check out some classics!

March:

• Head out to the Collier County Fairgrounds for an old fashioned good County Fair. Spend an afternoon with animals and agriculture, entertainment, a classic carnival, and treats galore. 

April:

• Late April brings the Art Naples World Festival. This year, enjoy theater, music, opera, fashion, and cuisine highlighting French culture. 
• Sample food from many of Naples’ fine restaurants at A Taste of Collier. Great entertainment rounds out the event, and proceeds benefit many local charities. 

May:

• Downtown Naples, Tin City, and Crayton Cove celebrate City Fest with food, fun, music, and special discounts on boat tours. 

June:

• The Naples Beach Resort kicks off its free Summer Jazz Series on Sunday evenings, monthly through September. 
• Celebrate the beginning of “hurricane season” with a tax-free holiday lasting two weeks in June. Stock up on batteries, first aid kits, and essentials at Home Depot - tax free. (It’s unique to Florida!)

July:

• Break out the red, white, and blue for the 4th of July Parade and fireworks at the Naples Pier
• A don’t miss: the summer musical at the Naples Players

August:

• Another tax-free weekend rings in back to school season. Pick up clothing, school supplies, and update the kids’ technology - all tax free. 
• Tap your feet to the Jazzmasters Dixieland Band at the Norris Center - I dare ya not to smile!

September:

• It’s Sidewalk Sale time on Fifth Avenue South!

October:

• Naples’ theater season debuts with offerings at Artis-Naples, The Gulfshore Playhouse, The Naples Players, and TheaterZone. Excellent community theater offerings, touring Broadway shows, and professional theater take stage. Take your pick!

November:

• Watch for the Naples International Film Festival, featuring special showings and discussions at the Silverspot Cinema. 
• Thanksgiving weekend kicks off the Festival of Lights on Third St. South. 

December:

• It’s holiday time in Naples, featuring the Fifth Avenue Tree Lighting, Tuba Christmas, the Naples Bay Boat Parade, and the annual Christmas Parade. 

So…whether you are visiting Naples, a seasonal resident, or a “full timer”… take in some of Naples’ traditional events and join the fun!

Hop onto Alligator Alley in Naples and you’re a quick two hours from “the other coast.” Today’s destination: the art deco historic district, oceanfront beaches, great shopping, and foodie’s paradise of Miami Beach. And there’s nowhere more fun for people watching! 

Before you go, bear in mind that the greater Miami area makes Naples look like a sleepy small town by comparison. And if you want to sample Miami Beach nightlife, you’ll want to plan an overnight stay rather than a day trip. If that’s the case, make a reservation in advance for accommodations in this popular destination. 

Miami Beach is best known for its art deco architecture and beaches. In 1979, Miami Beach's Art Deco Historic District was listed on the National Register of Historic Places. The Art Deco District is the largest collection of art deco architecture in the world, including hundreds of hotels, apartments and other structures erected between 1923 and 1943. Mediterranean, Streamline Moderne and Art Deco are all represented in the District. 

Cross the bridge over Biscayne Bay, turn left on Collins Avenue and take in the Art Deco district. If you want to know more about your surroundings, start your trip with an Art Deco District Tour. Led by knowledgeable guides from the Miami Design Preservation League, walking tours highlight Miami Beach's architectural jewels. The tour departs from the Art Deco Welcome Center (1001 Ocean Drive) daily at 10:30 a.m. except Thursdays, when it leaves at 6:30 p.m.

Restaurants abound throughout Miami Beach, especially along Collins Ave. and Ocean Ave. But for a real insider’s view, try a South Beach Food Tour. Within 2 hours, you’ll walk to various eateries and sample the best of South Beach - Moroccan, Cuban, Italian, Mediterranean, and even local “hole in the wall” favorites - plus get an up close view of the architectural gems on the way. 

If you’d rather explore on your own, or if you need to work off some of those yummy treats, keep in mind that Miami Beach's compact layout makes it the perfect destination for getting around on a bike. Luckily, it's one of only a few cities in the country to offer a bike sharing program. Just pick up a bike at any DecoBike station conveniently located throughout Miami Beach, and return it at any other station when you're finished. Is that cool or what?

Shoppers will want to meander up and down Ocean Drive and duck into any of the one-of-a-kind boutiques that might catch your eye. A block inland, Collins Avenue is an upscale shopping paradise featuring one designer shop after another. One block over, Washington Avenue offers edgier fare, with vintage and club wear shops reflecting its status as a mecca for nightlife and clubbing. Work your way north, and then head inland a couple of blocks to Española Way. This pedestrian-only street, tucked between 14th and 15th streets just west of Washington Avenue, features delightful boutiques and cafes set against a backdrop of Spanish Mediterranean architecture.

And…don’t forget the beach itself! Best known is South Beach, with easy access off of Ocean Blvd. Glorious weather, white sand, and surf - and yes, the “ocean side” of Florida is different from the gulf! If you'd rather get out on the open water, you can choose from boating and sailing charters, dining and sightseeing cruises, deep-sea fishing trips, diving and snorkeling adventures, rowing facilities, and every other form of fun on the water.

And if you stay into the evening, Miami Beach turns up the volume. Stay up as late as you can, roaming the sizzling nightlife corridors of Ocean Drive, Collins and Washington avenues, and Lincoln Road. Again, you might want to book a hotel and watch the sun rise the next morning. 

What happened to 2014? I’m sure that many of us are asking that question as New Year’s Eve celebrations approach. 

But the calendar doesn’t lie - those celebrations are right around the corner. And of course, Naples knows how to celebrate in style!

Start your celebration New Year’s Eve with a Naples tradition: fireworks at the Naples Pier. The display begins at 7:30, so get there early. After the show, wander over to Third St. South (just two blocks away) to top off the night of celebration. Enjoy food, favors, and festivities!

Of course, January 1 is all about football. Choose your favorite Naples sports bar to catch your team on the big screen. Locals enjoy the Blue Monkey, Bokampers, and Tavern on the Bay. If you’d rather stroll through the Mercato, catch a free concert on the lawn featuring singer/songwriter Kraig Kenning. The show starts at 6 pm on the lawn near Silverspot Cinema. 

January 2 the lights are aglow at Night Lights in the Garden, at Naples Botanical Garden. The garden has been transformed into a magical world of holiday lights. 

Another Naples New Year Tradition awaits on January 3 and 4, with the New Year’s Art Fair on Fifth Avenue South. The Avenue is closed to traffic during the fair. Enjoy fine arts, wonderful food, and revel in the beauty that is Naples. (And I have to share this story, related by a new resident of Naples shortly after moving into his new home. He and his wife spent the day with new neighbors at the Art Fair, enjoying the beautiful weather as much as anything. As they meandered up Fifth wearing shorts and tee shirts, he was struck by the thought, “What holiday is this?” There is no underestimating the perfection of Naples in the winter months!)

My sincere hope is that all of you look back fondly on 2014 as it draws to a close. I am privileged to work with wonderful clients and to call so many of you friends. May 2015 be a year of health and joy!

Traditionally, the Naples real estate market can be a little “soft” during the fall. But the current market throws tradition out the window - luxury homes in Naples are moving and our market is clicking along at a remarkable pace. 

Last month, the luxury home market saw tremendous action. Closed sales of homes over $1 million were up 17% over 2013. This heightened activity was evident in the condo market as well, with sales over $1 million up 11%. 

When we dig a little deeper and look specifically at sales of homes over $2 million, we see a dramatic jump over last year, with a 40% increase in the number of closed sales. Significantly, the majority of home sales in the “over $2 million” price category were cash sales, reflecting buyers’ confidence in the value of the Naples real estate market. 

What’s happening in the “under $1 million” side of the market? Plenty!

Naples home prices continue to rise. Most dramatically, the Naples Beach area saw a year-to-year price jump of 35% for single family homes. 

Pending sales for single family homes in the $300,000 - $500,000 price category increased 32% over this time last year. 

And overall, inventory of existing homes for sale continues to be tight. 

It’s important to take a longer term look at our market, as well. Most often, market data provides current statistics and compares them to the same month a year ago. But when we look back further, we discover the real impact of steady growth month after month and year after year. Two comparisons stand out:

• Median closed price up 62% since November 2010
• November 2010: $169,000
• November 2014: $272,000
• Home inventory down 63% since November 2008
• November 2008: 11,116 homes for sale
• November 2014: 4,136 homes for sale

For clients, this means that the time to move on your dream home in Naples is now! Let’s communicate about what that dream home is for you…and start to make the dream a reality!

Let’s be frank. Southwest Florida is home to many, many real estate companies and agents. Large real estate brokers employ hundreds of agents; in fact, the Naples Area Board of Realtors alone boasts over 5,000 members!

So where does a buyer begin when the time comes to look for the perfect Naples home? Especially if you begin your home search via the Internet or with the real estate section of the local newspaper, how can a buyer know for sure that when they pick up the phone or send that first e mail, they are reaching out to a Realtor that will meet their needs? 

I recommend that prospective buyers look for the following characteristics as they select a Realtor and begin their home search. These principles that guide me in my profession, and after years of experience, I believe these principles serve my clients well. 

Listening: An effective Realtor listens first! In order to meet the client’s needs, the Realtor must gain a solid understanding of the client’s lifestyle, price range, and specifics that the client is looking for in a home.  New construction or fixer upper?  Cozy getaway or room to spread out or entertain?  Beachfront or close to the freeways for an easy commute? Over 55 community or neighborhood with a focus on family activities? The Realtor must recognize that he/she is searching for the home that meets the client’s needs and tastes. Be on the alert if a Realtor persuades you to view homes that simply don’t match your priorities. 

Professionalism: An effective Realtor is a committed professional and is dedicated to assisting his/her client throughout the transaction.  Conducting the home search, arranging viewings, extending the offer, and closing the deal require high levels of professionalism and strong relationships between all parties.  When questions and issues arise, an effective Realtor doggedly pursues solutions to assure that the client’s interests remain at the forefront. This level of commitment simply cannot be found in an agent who merely “dabbles” in real estate. Be on the alert if a Realtor puts you off with elaborate excuses for why s/he couldn’t accomplish important tasks in a timely manner. 

Communication: Real estate transactions can be complex, especially when the client is based in another state or outside the U.S. Communication is critical to a successful transaction. An effective realtor keeps the door open to questions and responds to all calls and e mails promptly.  The client should be free to ask all questions without feeling that the question is trivial or unimportant  and should never be “left hanging” without a response. She is able to anticipate the next steps and help the client understand all aspects of the transaction. Be on the alert if your questions are not answered or calls are not returned for several days. 

Current: It’s no secret that the Southwest Florida real estate market has seen its ups and downs over the last ten years.  An effective realtor keeps a close eye on market data and trends and is able to advise clients and offer insights specific to their unique situation. Is this the best time to buy?  What should my offer be? Which property is the best deal?  What’s happening in this neighborhood? A client cannot answer these questions without the assistance of a Realtor who is abreast of the Southwest Florida market on a day-to-day basis. Be on the alert if your Realtor cannot give prompt, specific answers about cutting edge trends in the Naples real estate market. 

Connected:  Closing the deal on your home in paradise requires a solid team of professionals: attorneys, lenders, title companies, appraisers, inspectors, insurance agents, and others who are involved throughout all phases of the home purchase. Does your realtor have established connections to a team that can meet all of your needs? Is she well connected to those who can find all the answers and provide all the services you will need? Be on the alert if your Realtor cannot provide prompt information on how to proceed with any aspect of your transaction. 

Community Based: An effective Realtor has a deep understanding of the communities in and around Naples. Which have been the most stable over the years? Which have proven to be the best investments? Where are the best schools? What amenities and activities are available? Where is the best shopping….the best farm markets….the best parks….the best seasonal activities? This depth of knowledge comes from a Realtor who is a long-time resident of the area. Be on the alert if your Realtor cannot offer specifics on various communities (and why they would be great places to live) as you plan to view available homes. 

I am proud to serve my clients in Southwest Florida, and welcome referrals for new clients. I strive to embody each of these principles with each and every client!

Naples is taking its place among top luxury communities across the nation - and in fact, is a prime destination for home buyers from around the world.  We rank with locations such as Aspen, Cape Cod, the Napa Valley, and Hilton Head when it comes to amenities, atmosphere, and natural beauty. Many visitors return…and return again…to Naples, ultimately setting their sights on owning a little piece of paradise. 

If you follow my blog, you know that Naples home prices have continued to rise for 38 straight months. In fact, a Gordon Drive waterfront home that recently came on the market has the distinction of being the priciest listing ever in Naples, at $80 million. 

Truthfully, most of us aren’t browsing in the $80 million price range. For those with more modest budgets, It’s natural to wonder if owning that piece of paradise is even possible. Prices marching ever upward….inventory moving incredibly fast….I’ve known a number of prospective buyers who wonder if they need to take a look elsewhere in Florida, even if it means investing in a less desirable community. 

The answer is no. 

We can work together to explore affordable options right here in Naples. One great option is the wide variety of condominiums, most priced under $300,000. The median price of condos in Naples today is significantly lower than the median price of a single family home. 

Condo sales have been strong over the past year. As with the Naples market in general, inventory (the number of units available for sale) has taken a dip compared to last year because of those strong sales numbers. And as always, highly desirable properties move fast. 

Are condos a good investment? 

In Naples the answer is yes! This month’s market data points out that condo prices have increased 9% over last year at this time. Condominiums offer great opportunities for cash buyers and investors. And Naples real estate is positioned for continued appreciation in the years to come. 

I’d love to explore the “condo option” with you, and introduce you to some of Naples’ beautiful condominium communities. Choose one with a golf course, vibrant neighborhood activities, walking trails, a great location….you name it!

Finally, a “heads up” to my clients: Our seasonal residents and snowbirds have arrived early this year! (It must be the thought of another polar freeze up north!) With season in full swing already, real estate traffic is picking up. We expect to end 2014 with a glowing real estate market. Let me know when you’re headed south, or if you’d like me to share some key listings that may just include YOUR little piece of paradise!