The Naples Real Estate Market continues its steady improvement!

Sales increase again for Naples real estate

Sales continue to rise in Naples Real Estate Market!

Moorings Single Family Home
Moorings Single Family Home

During the past seven months, Naples has witnessed a steadily increasing real estate market in comparison to last year. Activity has increased from 293 sales a year ago to 370 now, mostly centralized in the Collier County area excluding Marco Island. The Naples region alone has seen a 92% increase in pending sales adding to an overall 13% rise in sales in Collier County. Median prices, the price at which half the homes sell for more and half for less, continue to fall showing a drop in value from $375,000 to $238,000. According to Sunshine MLS most activity has been seen in homes priced at $300,000. So far, the market has shown 222 sales made in the last month proving the market is continuing to increase.

Naples Luxury Real Estate: Monthly Market Update September 2008

It’s not quite the sales volume we saw in 2005 (for obvious reasons), but the luxury real estate market in Naples continues to increase year after year.  The graph below shows the combined monthly sales volume of each development west of U.S. 41, from Vanderbilt Beach south to Port Royal.  While each individual community has experienced varying percentages of increase in 2008, the entire market has been realizing a 10% increase in sales volume since 2006.

Monthly Sales Volume for Naples Luxury Real Estate Market

The price per square foot varies greatly across the different price ranges, however, the days on market (DOM) and average discount from list price to sales price stays the same demonstrating the importance of pricing your home correctly.  Those sellers who are pricing their homes to the current market conditions are enduring fewer days on the market and realizing a greater sales price than those who start high and continually lower their asking price.

Sales for the last four months, West of U.S. 41

List Price

No. of Sales

Average Price/sqft

Average Days on Market

Average Discount

$0 – $499,999

63

$271

221

9%

$500,000 – $799,999

66

$358

227

8.64%

$800,000 – $1,199,999

46

$426

185

9.83%

$1,200,000 – $1,499,999

17

$501

167

11.99%

$1,500,000 – $1,999,999

34

$721

195

9.48%

$2,000,000 – $2,499,999

21

$656

263

12.13%

$2,500,000 – $2,999,999

19

$725

253

9.03%

$3,000,000 – over

27

$606

180

7.19%

As you start to break down the Naples luxury real estate market into individual communities, year after year, 2008 has realized more sales in almost all areas.  I would argue the numbers in Bay Colony and Naples Cay are down due to the lack of inventory on the market.  Any person looking for a beachfront condominium in Bay Colony would certainly agree.  Currently, there are only eleven units for sale in five beachfront buildings.

Year to Date Home Sales, 2007 Compared to 2008

Community

2007

2008

% of Change

Vanderbilt Condominium

24

28

16.7%

Vanderbilt Single Family

9

14

55.6%

Bay Colony

39

27

-30.8%

Pelican Bay Condominium

138

125

-9.4%

Pelican Bay Single Family

18

16

-11.1%

Naples Cay

10

7

-30.0%

Park Shore Condominium

75

105

40.0%

Park Shore Single Family

17

20

17.6%

Moorings Condominium

59

64

8.5%

Moorings Single Family

29

29

0.0%

Olde Naples Single Family

32

25

-21.9%

Port Royal Single Family

27

50

85.2%

Il Regalo: Naples best new development is now offering to carry financing through construction.

II_Regalo

Are you thinking about building a new home but aren’t sure if you can get the proper construction loan? Or maybe you just don’t want the hassle. Well, forget messing around with a construction loan and the hassle of converting that over to a final loan once construction is complete!

Il Regalo, Naples’ best new development, is offering to carry the construction loan until completion; at which time all you have to do is get your final loan. All that is required is 15% down at time of contract (a down payment less than most banks are requiring). Construction will begin immediately on your new home and generally will take eight to nine months to complete. During this time, you can shop different lenders for the best rate on your new mortgage.

Il Regalo, is a small, family-oriented neighborhood located just off Orange Blossom Drive, next to the county library. Just one mile north of the intersection of Airport-Pulling Road and Pine Ridge Road (considered by most to be the center of Naples), it is too easy to get to all the necessities in only minutes. Il Regalo also enjoys the very best school zones in Collier County: Pelican Marsh Elementary, Pine Ridge Middle and Barron Collier High, all grade “A” schools!

For more information concerning Il Regalo and this incredible offer, please contact Dustin Beard.

Moraya Bay Beach Tower moving right along!

With construction of the Moraya Bay Beach Tower moving at an impressive pace, it is neat to see the daily progress. The structure of the building is complete and it looks like the crews are now turning their attention to the exterior and interior finishes.

Moraya Bay Sept. 6, 2008
Moraya Bay Sept. 6, 2008

I currently have a client purchasing in the Moraya Bay Beach Tower and I believe this project will be a winner. The amenities, which include, two beach side pools, one exclusively for residents and one for members of Moraya Bay, a fitness center, a bar and restaurant (located just above the pool), 24-hour security, gated complex, under building parking, extra storage, bike rack, social room, concierge service, and eventually an 18-hole championship golf course set this building apart from any other Naples beach front condominium.

Moraya Bay also boasts one of the best locations in Naples, next to the Delnor-Wiggins State Park and within walking distance of La Playa Beach Resort, the Ritz Carlton of Naples, and fine restaurants like the Turtle Club and Da Ru Ma. Units on the north side of the tower benefit from neighboring Delnor-Wiggins State Park by offering unobstructed 180 degree views across the state park and north all the way to Sanibel Island.

If you would like more information concerning the Moraya Bay Beach Tower or if I can answer any questions for you, please call me at (239) 289-2650 or contact me via www.DustinBeard.com.

Moraya Bay
Moraya Bay

Residence Features

9-foot ceiling heights in all living areas

7 1/2 foot raised solid interior doors

Expansive sweeping open terraces

Ceiling “J” boxes for installation of fan or fixtures in primary locations

Recessed lighting in halls, kitchen and bathrooms

High efficiency heating and air conditioning system

Large master bedroom suite with air-conditioned dressing rooms

Spacious guest suite and bath with balcony

Utility room with laundry tub, cabinets and full size General Electric Profile washer and dryer

All exterior windows/openings meet FLA 2002 Impact Code

Powder room 1/2 bath

Gourmet Kitchen Features

GE Monogram Stainless Steel Appliance Package Includes:

Gas cook top and decorative hood

Built-in Advantium Combination oven

Built-in convection/conventional oven

Stainless side-by-side refriderator

Under-counter wine cooler

Granite counter tops

Under-mount stainless double-bowl sink

Custom cabinetry

Upgrades plumbing fixtures

Bathroom Features

Master bath includes marble vanity tops, bath spa tub, walk-in shower and private water closet

Custom cabinetry

Upgraded plumbing fixtures

Marble bathroom counters in guest baths and powder rooms

Other Features

Private foyer elevator entry

Service elevator

Under-building parking/2 spaces per residence

In-wall Pest Defense System

Residences smart-wired for a variety of advanced technological features for entertainment and communication

Paradise Coast Real Estate: Updating or changing your MLS information a good idea

Sprucing up your home’s MLS report a good idea

As we head out of the summer months, into the fall and winter, our visitors and part-time residents will be returning to the paradise coast.  With their return will also come some new real estate listings, making the market more competitive for sellers whose homes have been on the market for a while. These new listings will be attractive to potential buyers who may have been looking throughout the summer months because they will be fresh and priced well.

Venetian Villas
Venetian Villas

In the paradise coast real estate market, pricing is paramount.  If your property has been on the market without selling then you need to consider some steps to keep your property current with the “fresh” market. A good place to start is with a comparative market analysis or appraisal. For a free analysis of your home, contact Dustin Beard, ABR, CRS, GRI.

After making sure your house is priced right, you will want to take a look at your marketing materials.  Check your MLS to make sure that all of the information about your home is correct and detailed. And as the saying goes “a picture is worth a thousand words.”  Buyers like “good pictures that give them a feel for your home.”  So, include some high quality, up to date pictures taken with a wide angle lens to further entice buyers.

Did you know that the MLS system is capable of carrying attachments?  Those attachments can include important disclosures, addendums, community site plans and even your home’s floor plan. All of this information will provide valuable data to the buyers and their agents.

If you are thinking about putting your home on the market or if you know it’s time for a change in your marketing approach, please call one of Naples’ most professional real estate agents, Dustin Beard.

Park Shore Landings: Park Shore condominiums Naples Florida

Built in 1984-85 by Kraft construction on the northwest corner of Crayton Road and Park Shore Drive, Park Shore Landings definitely has the location. Residents can walk across the Park Shore Bridge to enjoy shopping, dining and entertainment at the Venetian Village. Just beyond The Village is the Park Shore private beach access, where beautiful beaches and warm, blue waters await sun seekers. If walking isn’t your thing, try boating from one of the 36 boat docks, Park Shore Landings offers its residents.

Park Shore Landings
Park Shore Landings

Park Shore Landings is comprised of four buildings, each with four floors and four units per floor with the exception of the first floor which has a 3-bedroom villa attached to each side. Units vary between 2 bedroom, 2 bedroom + a den, and 3 bedroom condominiums with living areas varying between 1,372 to 1,888 square feet. Each unit also comes with one carport space and a storage unit. Owners can enjoy sun bathing at the pool and spa or having social functions at the clubhouse.

Recently, Park Shore Landings has been busy upgrading its exterior to keep pace with the many homeowners who have totally remodeled the interior of their units. Brick pavers, new landscape lighting, scheduled roof maintenance, improved walkways, and new garden house windows for the third and fourth floor end units are some the improvements completed in the past two years.

Venetian Bay
Venetian Bay

For more information concerning Park Shore Landings or any of its beautiful units for sale, please visit www.DustinBeard.com.

Selling Naples Real Estate: Peluso Movers the best moving company in Naples

Now that you have found a buyer for your home, the next step is finding the best moving company to move your furniture and valuables to your new home. Look no further than Peluso Movers, the local agent for United Van Lines, the number 1 mover in America.



Peluso Movers is a fourth generation moving company that has been serving the Naples area for over two decades. Their reputation as Naples’ best and most experienced movers makes them the only moving company I recommend to my clients.

Whether you’re moving across town or across country, whether you’re moving a few pieces of furniture or a whole house-full, you can expect the same high level of service and care from the professional staff at Peluso Movers.

Please visit their website at www.NaplesFloridaMovers.com.

Mercato moving right along: First retailer Whole Foods set to open Friday

New Whole Foods Market in North Naples set to open Friday

The first retail store and the staple of The Mercato, a new mixed-use development (residential and commercial property) on the corner of US 41 and Vanderbilt Beach Road will be open for business starting this Friday.

The much anticipated all-natural and organic grocery store will offer a juice bar, a 4,000 sqft. produce department, a 24-foot seafood counter, in-house fish & meat smokers, a wine & cheese tasting bar, a brick over for pizzas, a 50-well salad bar, a cooking school and a 136 seat café. Not to mention, 175 new jobs for local employees.

Whole Foods will be just one of many national retailers and restaurants to take up residence in Mercato. Also joining the line-up are retailers such as Sur La Table, Coldwater Creek, Z Gallerie, Books-a-Million, Femme Fatale, GiGi’s Children’s Boutique, JoS. A. Bank Clothiers, Solstice Sunglass Boutique, Swim ‘n Sport, a premium movie theater, Cines Unidos, which will open an eleven screen, 1,300 seat theater, and the restaurants, Capital Grille, McCormick & Schmick’s, AZN, Piola, The Pub, Stage Deli, and Blue Martini. With all of these stores available within walking distance, it’s easy to see why Mercato is such a hit with the Naples real estate market.

Pre-construction residential units with views of “The Strada” (Mercato’s main street) as well as units with a more private view are still available.

For more information regarding Mercato and the spectacular residential units for sale there or any Paradise Coast real estate questions, please visit www.DustinBeard.com.

Naples City & Collier County beach stickers might be a hotter commodity than its real estate

Collier, Naples beach stickers a hot commodity

Collier County and Naples city officials are in the process of creating a new beach sticker that will be placed on the inside of the owners’ windshield. It seems there has been a problem lately with people peeling these stickers from bumpers and placing them on their own vehicle. The new sticker will prevent this from happening.

Naples Beach Parking Permit
Naples Beach Parking Permit

Collier county and Naples city residents may obtain a beach parking permit for free with proof of residency. For more information on where to get a permit visit: http://www.explorenaples.com/beach_parking.phtml.

The annual fee for these beach parking stickers will also be increasing for non-residents to $50; a $20 increase from last year. Rest assured, as that money goes to help protect our beautiful beaches and the up-keep of the convenient beach access points and parking spaces we enjoy in Naples.

If you have any questions about Naples beautiful beaches or its outstanding real estate, please visit www.DustinBeard.com.

Paradise Coast voted one of the Top 10 healthiest hometowns

AARP September/October 2008

Naples/Marco Island
Naples/Marco Island

“Live Longer, Live Here!  America’s 10 Healthiest Cities”

These ten cities have made healthy living and active retirement a true priority.  After reading this article, you might want to move there, too. The cities were chosen based on extensive research and the use of more than 20 measures of vitality.  Physical aspects of a community (clean air and water, for example) were looked at along with the health and habits of the people living there. Are people making use of the hiking and biking trails, getting regular exercise, eating healthy, shopping for fresh fruits and vegetables at the farmers market? Does the city boost superior medical care based on having multiple “top-notch” hospitals? Does the area have one of the lowest cancer mortality rates? These are all factors involved in choosing the healthiest cities.

The top ten cities are: Ann Arbor, Michigan, Honolulu, Hawaii, Madison, Wisconsin, Santa Fe, New Mexico, Fargo, North Dakota, Boulder, Colorado, Charlottesville, Virginia, Minneapolis-St.Paul, Minnesota, San Francisco Bay Area and Naples-Marco Island, Florida.

The nicknames: Florida’s Last Paradise and Paradise Coast, describe the Naples-Marco Island area.  “The area has hung on to its small-town feel: its beaches and art scene (more than 134 galleries in the vicinity) are often voted tops in the nation.”  If golf is your passion, the Naples-Marco Island area has the second most golf holes per capita in the country.  “At least 80 percent of Collier County’s land has been set aside as open space, protecting places such as Big Cypress National Preserve and Everglades National Park; biologists believe the Everglades is the only place in the world where crocodiles and alligators cohabitate.”

For real estate information regarding any community in the Paradise Coast, Naples, Marco Island area, please visit www.DustinBeard.com.

The Venetian Village: Crown jewel of Park Shore future of Paradise Coast

The Venetian Village was built in 1988 to accompany the many luxurious beach and bay front condominiums of Park Shore. Its Mediterranean architecture helps to blend this upscale, yet diverse shopping and dining area into the overall theme of its surrounding neighbors. With 60 shops and restaurants mixed between two buildings on either side of Park Shore Drive, any resident of Park Shore is within walking distance.

The Venetian Village vastly enhances the luxury lifestyle of the Park Shore area. Residents frequently meet at the “The Village” for dinner, to shop for the latest fashion, or to catch a song or two from one of the featured performers playing at The Pub Bar & Grill. During season, one can also take a romantic gondola ride through Venetian Bay and around the beautifully illuminated Village. The Venetian Village certainly adds to the real estate values in Park Shore.

Venetian Village
Venetian Village

This year the Lutgert Companies are spending $4 million to renovate and improve the Venetian Village. A major part of this change, Maxwell’s (a staple of The Village for so many years) is shutting down for a facelift and will reopen as M. Waterfront Grille. Once finished, The Village will not only be the crown jewel of Park Shore, but a true place of destination for all Paradise Coast visitors.

For real estate information on Park Shore or any Paradise Cost community, please visit www.DustinBeard.com.

Il Regalo: The newest enclave of custom built homes in the heart of Naples

Location, location, location…Il Regalo, the newest community by Imperial Homes of Southwest Florida, is conveniently nestled off Orange Blossom Drive, between Goodlette and Airport-Pulling Roads. With only 35 home sites comprising this small gated community, it is easy to see why Il Regalo is a very family friendly development. Adding to the lure of the family atmosphere are the three school zones this development falls into: Pelican Marsh Elementary, Pine Ridge Middle, and Barron Collier High. All three are grade “A” schools.

Il Regalo offers lots with both lake and landscaped views to build your dream home.Unlike some of the other developers along Paradise Coast, Imperial Homes of Southwest Florida will allow you to custom design your home. To help you with this process, Imperial offers pre-designed floor plans for you to tailor to your needs, or you can bring your own design.

The newest home to be offered by Imperial Homes is a 3 bedroom + den, 2 1/2 bath, 2,227 square foot home built on a landscaped lot for $571,000.

Il Regalo
Il Regalo

Where else can you find a new home of this size, in this location, for less? To obtain more information on this home, please visit www.DustinBeard.com.

Naples Builder Kraft Construction acquired by Manhattan Construction Company

Construction giant buys out Naples-based Kraft

Manhattan Construction Company has acquired a controlling interest in Naples-based Kraft Construction Co. Inc. The deal will create one of the largest privately held general construction companies in Florida.

“Manhattan Construction Group is a subsidiary of Rooney Holdings Inc., an investment company with offices in Naples and Tulsa, Okla.” The chairman of Rooney Holdings, Frances Rooney, is a part-time Naples resident who recently returned to the U.S. after serving as the ambassador to the Holy See from 2005 to 2008. His great-grandfather started Manhattan in 1896. And Rooney states that “he has been in construction all his life.”

Manhattan has offices in Houston, Oklahoma City, Mexico City Atlanta, Washington, D.C. and Tampa. Some of the company’s building projects include the U.S. Capitol Visitor’s Center, the Bush Presidential Library and the Dallas Cowboys’ new NFL Stadium.

Kraft Construction Company, one of the largest privately held construction companies in Florida, was founded in 1968 by George F. Kraft. The current chairman and CEO of Kraft, Fred Pezeshkan, felt that the merger with Manhattan was “the right fit.” “The Kraft name will live on in Florida. Pezeshkan will remain the company’s chairman and CEO, and a shareholder in the company.” This merger will allow Kraft to grow outside of Paradise Coast —immediately in the Tampa area.

Kraft has gone from building high-rise condominiums to schools, hospitals and government buildings and now is exploring new opportunities for growth. With Manhattan’s experience Kraft will be able to tackle projects that it has not done before. Rooney also feels that this merger “is a perfect fit to take advantage of the skills and strengths of both companies here in Southwest Florida.”

Paradise Coast Builder: Imperial Homes of Southwest Florida

Established in 1984, Imperial Homes of Southwest Florida is one of the area’s most prominent custom home builders. Imperial Homes has earned this reputation by building relationships with their customers based on trust, innovation, quality, and service.

Leading Imperial’s team of professionals is its president, Curtis Gunther. Prior to Curtis’ arrival, he spent 10 successful years with Bechtel, a large engineering and construction company. His exposure to many projects, clients and cultures around the world has helped him develop a management and leadership philosophy that is focused on long-term customer service, controlling costs, meeting schedule commitments, and offering leading edge technology.

II_Regalo

You can currently find Imperial building custom homes in each of the following developments along the Paradise Coast: The Colony, Quail West, Il Regalo, Reunion and Mission Inn. For more information on each of these developments, please click on the name. For more information on Imperial Homes of Southwest Florida, and what they can build for you, please visit www.imperialhomesswfla.com.

Latest proposed Naples budget holds tax rate steady.

According to the latest proposed City of Naples budget, Paradise Coast taxpayers will not see an increase in their 2009 tax rate. They won’t see a tax break, either.

The City of Naples is going to their rollback rate. This means the city will generate the same total amount of money as it did in 2007-2008. However, by setting the 2009 taxes at the rollback rate, the city budget will be unbalanced, with the difference being provided through the reserve account. Naples City Manager, Bill Moss said the city will have to use $600,000 from the reserve account to balance out the difference of the $106 million budget.

Naples
Naples

In addition to using the reserve account, the Naples city staff, are also being asked to help bridge the gap in the budget. One of the major ways in which this is being accomplished, is the cutting of city staff positions. This year, the City of Naples will drop 32 staffed positions, saving about $2.3 million in salaries and benefits. These workers are being offered positions in other government jobs.

Naples is facing this $3 million deficit due to a decline in the overall value of Paradise Coast real estate and recent property tax legislation.

The first hearing to approve this budget is set for 5:05pm, Wednesday, September 3rd. The budget must be approved by the beginning of the city’s fiscal year, October 1st.

For the full story check out: Latest proposed Naples budget holds tax rate steady